Highland Shores video tour coming soon
By Linda Reynolds, Broker, Reynolds Realty Gulf Coast (License #BK3021695) · Updated November 2026
Quick answer: Highland Shores is an older waterfront neighborhood just south of US 301 between Palmetto and Ellenton, with Ellenton 34222 addresses (Manatee County). Most homes were built from about 1959 to the 1970s on big lots of roughly a third to nearly half an acre, and many sit on canals with boat access to the Manatee River. Prices run from about $185,000 for fixer-uppers to over $2 million, with most updated homes from about $425,000 to $800,000. Listings show no HOA, no deed restrictions and no CDD, and there is no age restriction.
Highland Shores is for people who want room, water and freedom. You won’t find a clubhouse or a gate here, but you will find big yards, canal docks, a county boat ramp and very few rules. It’s also an area where homes range from original 1960s houses that need work to fully rebuilt waterfront homes. For the bigger picture, see my Ellenton real estate guide and my Palmetto real estate guide.
Own a home in Highland Shores?
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Highland Shores at a glance
- Location: south of US 301 via Sally Lee Drive, between Palmetto and Ellenton, Ellenton, FL 34222 (Manatee County)
- Streets: Shore Drive, Highland Shores Drive, North and South Orchid Drive, Sally Lee Drive and Linden Drive
- Sections: Highland Shores First, Second, Third and Fourth Units
- Built: mostly about 1959 to the 1970s, with some rebuilt and newer homes
- Home types: single-family homes, about 1,000 to 3,000-plus square feet, with a few larger estates; lots about 0.33 to 0.45 acre
- Water: many canal lots with boat access to the Manatee River; county-maintained public boat ramp
- Typical prices: about $185,000 to $2.15 million; most updated homes about $425,000 to $800,000
- HOA: none shown in listings; CDD: none; no deed restrictions
- Gated: no
- Age rule: none
What is Highland Shores like?
Highland Shores feels like old Florida. The streets are quiet and the lots are big, much bigger than in most newer subdivisions, so there is room for a pool, a workshop, a boat or an RV. Many homes back up to deep canals that lead out to the Manatee River, and one recent listing described bridge-free access all the way to the Gulf. Manatee County maintains a public boat ramp in the neighborhood, so even off-water homes have easy access. Homes are a mix of 1960s and 1970s block and frame houses, remodeled homes and a few large newer waterfront homes. There are no community amenities. Ellenton Premium Outlets, groceries along US 301, downtown Palmetto and I-75 are all a short drive.
What do homes cost in Highland Shores?
Highland Shores has a wide price range because condition and water frontage vary so much. A 2-bedroom canal home of about 1,340 square feet on Highland Shores Drive sold for about $425,000 in July 2026. A 3-bedroom home of about 1,525 square feet on a 0.38-acre lot on Shore Drive sold for about $525,000 in April 2026. At the low end, homes sold as-is for renovation have gone for about $185,000 to $245,000. An updated 4-bedroom home of about 3,050 square feet on South Orchid Drive sold for about $950,000 in 2025. In 2026, listings have included homes on Shore Drive at about $750,000 and $799,000, a vacant lot at $200,000, and a 5-bedroom home of almost 5,000 square feet at $2.15 million.
Prices change month to month and depend on water frontage, elevation and condition. Call or text me for current Highland Shores sales.
Highland Shores HOA, CDD and schools
Recent listings show no HOA, no deed restrictions and no CDD, so there are no monthly dues and you have more freedom with boats, vehicles and improvements. County zoning and building rules still apply; one recent listing showed RSF-4.5 zoning. Property taxes in recent listings have been around $4,500 a year on a smaller canal home, and they can be much higher on newer or larger homes. Schools are assigned by Manatee County; homes have been shown as zoned for James Tillman Elementary, Lincoln Middle and Palmetto High. Confirm zoning for any address with the School District of Manatee County.
What should you know before buying in Highland Shores?
- Flood zone and storm history. Most homes are in FEMA flood zone AE, and some homes flooded during Hurricane Helene in 2024. Ask for the elevation certificate, any flood claims and whether the home has been raised or rebuilt.
- Flood and wind insurance. Get quotes early. The age of the home and its elevation make a big difference.
- Older homes. Many were built in the 1960s and 1970s. Ask about roof, AC, plumbing, electrical panel and seawall or dock condition, and check permits on any remodel.
- Boating. Confirm water depth at the dock, the route to the river and any bridges, plus dock and lift condition.
- Homestead exemption. If this will be your permanent home, file for homestead with the Manatee County Property Appraiser.
Highland Shores questions people ask
Where is Highland Shores?
Highland Shores is just south of US 301 between Palmetto and Ellenton, reached by Sally Lee Drive. Homes have Ellenton, FL 34222 addresses in Manatee County.
Does Highland Shores have boat access?
Yes. Many homes sit on canals with boat access to the Manatee River, and Manatee County maintains a public boat ramp in the neighborhood. Confirm water depth and the route for any lot.
Does Highland Shores have an HOA or CDD?
Recent listings show no HOA, no deed restrictions and no CDD.
What do homes cost in Highland Shores?
About $185,000 for homes needing renovation up to $2.15 million for the largest waterfront home listed in 2026. Most updated homes have sold or listed from about $425,000 to $800,000.
Is Highland Shores in a flood zone?
Most homes are in FEMA flood zone AE, a high-risk zone, and flood insurance is usually required with a mortgage. Check the elevation certificate for the specific home.
Is Highland Shores a 55+ community?
No. Highland Shores has no age restriction.
Buying or selling in Highland Shores?
Tell me what matters most, whether that’s a canal and dock, a big lot with no HOA, a home to renovate or your budget. I’ll send you what’s available in Highland Shores and nearby, or a straight read on what your home would sell for.
Call or text 941-737-6562, schedule a call, or grab one of my free guides.
Clear answers, no pressure. I’ll give you a straight read on what’s out there and what it takes.
More Ellenton and Manatee County guides
- Ellenton Real Estate — neighborhoods, prices and 55+ communities.
- Tropical Harbor — another established Manatee River neighborhood.
- Oakley — low-HOA, no-CDD homes behind the Ellenton outlets.
- Manatee County Homeowner Handbook — taxes, insurance, flood zones, hurricanes and more.
Looking for a home in Highland Shores?
Online searches show you what’s listed. A free consultation with our buyer specialist, Celeste Schott, helps you find what’s right: the true costs, the neighborhoods that fit, and the homes worth seeing first.
Explore Nearby Ellenton Neighborhoods
- Ellenton, FL area guide
- Bougainvillea Place – gated townhomes and single-family homes near the outlets
- North River Estates – 55+ community of land-owned manufactured homes
- Ridgewood Oaks – guard-gated 55+ community
- Ridgewood Meadows – gated 55+ community with fishing and pickleball
- Tidevue Estates – 55+ community with indoor pickleball
- Oakleaf Hammock – gated single-family homes among mature oaks
- Tropical Harbor – established Manatee River neighborhood
- Covered Bridge – pool, tennis and playground near the outlets
- Oakley – move-up homes behind the Ellenton outlets
- Oakley Place – newer homes off 60th Avenue East