The community partner your board has been looking for since 1978.
For 48 years we've helped boards across Sarasota County run their condominium and homeowner associations with financial clarity, proactive leadership, and the kind of responsive support that doesn't end at five o'clock.
Condo association management. Or HOA management.
We manage low- and mid-rise coastal condos along with master-planned and small-lot HOAs across Sarasota County. The four-chamber model is the same; what changes is the building stock, the regulatory frame, and the issues that come back if you don't fix them right.
Condo association management for coastal condominium associations.
Aging mid-rise structures need a manager who reads the SIRS report and a firm that has the bench to act on it. We run the building, handle the capital projects, and keep insurance carriers writing the policy.
- Florida SIRS & milestone inspection coordination
- Reserve studies via a graduated continuum
- Capital projects: roofs, balconies, seawalls, concrete
- Insurance broker coordination and carrier relationships
- CPA-supervised accounting with monthly board packets
HOA management for single-family neighborhoods and small-lot communities.
Covenant enforcement, common-area maintenance, annual meetings, and budget planning, all handled by a manager you can reach with the same accounting infrastructure behind every report.
- Covenant enforcement & documented violations process
- Common-area maintenance & vendor management
- Annual meeting facilitation & election support
- Budget planning with reserve-fund discipline
- Vantaca portal for owners, front-desk for boards
Keys-Caldwell has been in Venice since 1978, through three ownership eras, the same plain-spoken culture, and now national-level expertise behind every association manager.
Annette Caldwell opens Keys-Caldwell on Indian Hills Boulevard in Venice, a locally owned firm built on plain talk and reliable follow-through.
Jim Kraut takes the helm. Keys-Caldwell becomes one of the region's most recognized association management firms, with contracts measured in decades, not years.
James Bradley acquires the firm. The relationship-driven culture stays, paired with modern systems, CPA-level accounting, and national capital-project expertise.
Four departments. One point of accountability.
Every Keys-Caldwell community has a single association manager, but behind them is the full firm. When boards need accounting, property, or after-hours support, those answers come from specialists, not a callback queue.
Condo association management
Coastal mid-rise and high-rise governance. SB-4D milestone coordination, structural reserve studies, and the document discipline a chapter-718 board needs.
HOA management
Single-family, villa, and master-planned community governance. Deed-restriction enforcement, ARC processing, and FS 720 compliance.
Accounting
CPA-supervised financials, daily reconciliation, transparent monthly reporting, and reserve oversight that flags shortfalls early.
Reserve studies
In-house reserve studies and SIRS milestone reserve analysis. Funding plans the board can defend, kept current as conditions change.
"Small as you want them to be,
but as big as you need them to be."
Our company works with property management companies on a daily basis. Keys-Caldwell has by far been one of the best. The way they handle the associations they represent and the contractors they work with is top notch.
Six things we won't compromise on.
Local expertise, 48 years deep
Forty-eight years in Venice and Sarasota means we know which contractors show up, which vendors last, and which issues come back if you don't fix them right.
CPA-level financial oversight
Our accounting platform serves community associations nationally. Daily reconciliation, stoplight risk grading, and Ande Duda CPA on staff. Every association reviewed monthly.
Reserve study expertise
A graduated reserve-study continuum, from a $150 self-assessment to a fully managed subscription study. Boards see capital risk five years out, not five months.
Departmental accountability
Four chambers. Every function has an owner. No "let me transfer you" loops between vague property-management departments.
Scope-based pricing, no buffet
Every contract is priced on a custom man-hour estimate, not a tier. Boards co-build the scope. The product is time and expertise.
Institutional continuity
Most of our contracts run twenty years and longer. When manager transitions happen, our documentation discipline means boards inherit a complete operating record, not a fresh start.
Send us your governing documents. We'll come back with a tailored proposal, typically within two business days.
We'll review your current scope, your reserve position, and your building's capital horizon. The call is consultative, not a pitch. Boards leave with a clearer picture of what they should expect from their management firm, whether that's us or someone else.