Dominic Cirillo
Director · Community Management
Dominic oversees community management operations across the Keys-Caldwell portfolio, working directly with boards on governance, owner communications, and day-to-day management.
About the firm · Venice, FL
We've been in Venice since 1978.
Keys-Caldwell is a community association management firm founded by Annette Caldwell in 1978 in Venice, Florida. The firm has been in Venice ever since, through three ownership eras and the same plain-spoken culture.
We manage 50+ condominium and homeowners associations across Sarasota, Manatee, and Charlotte counties. Our average client tenure is over 20 years. We have never marketed for growth; every association on our roster came from a board referral or a real-estate attorney who knew our work. That's the firm's posture, and it's the posture we intend to keep.
Who runs the firm
Four principals. One firm.
Wendy Liddycoat
Director · Client Services
Wendy leads client services at Keys-Caldwell, serving as the primary point of contact for board-level questions and coordinating across the firm's management and accounting teams.
James Guelfi
Director · Property Services
James directs property services at Keys-Caldwell, overseeing vendor performance, routine maintenance operations, and capital project coordination across the portfolio.
Ande Duda, CPA
Accounting Principal · Director of Accounting
- CPA
- CMCA
Ande leads the firm's accounting department, overseeing financial reporting, reserve fund accounting, and daily reconciliation for all managed associations. He holds active CPA licensure and a Mergers and Acquisitions certification.
Licenses & memberships
What's on the wall.
Boards should be able to verify every credential we claim. Florida CAM licenses are searchable on the DBPR database; CAI designations are searchable on caionline.org. License numbers and years certified are listed below, call us if anything looks off.
CAM
Community Association Manager
FL DBPR · Chapter 468 Part VIII
Multiple active licenses · earliest 2009
CMCA
Certified Manager of Community Associations
Community Association Managers International Certification Board
All managers · maintained annually
AMS
Association Management Specialist
CAI · Community Associations Institute
Senior managers
MBA
Master of Business Administration
James Bradley, Managing Principal
CPA
Certified Public Accountant
FL Board of Accountancy
Accounting principal
CAI
CAI Member Firm
Community Associations Institute
Member since 1985
WCFC
West Coast Florida Chapter, CAI
CAI Florida regional
Active chapter participation
BBB
Better Business Bureau
Accredited member
A+ rating
CEO-MC
Chief Executive Officer - Management Company
CEO-MC · ceomcfl.com
Active membership
Three eras · One address
How the firm got here.
- 1978Founding · Era IAnnette Caldwell opens the firm in Venice.
Founded in a small office on what is now Indian Hills Boulevard, with one association on the books. The original mandate: bring real-estate-grade documentation discipline to coastal condominium associations. Two of the founding-era client associations are still on the roster.
- 1 association at founding
- First Venice condo client (still active)
- Hand-typed monthly financials
- 2002Transition · Era IIJim Kraut leads the firm into a fully-licensed, multi-discipline operation.
Under Jim Kraut's leadership, the firm formalized its four-chamber model (community management, accounting, property services, client services) and raised its licensing standard from "as required" to "every manager, all designations."
- Four-chamber model adopted
- Every manager CMCA-certified
- Reserve study practice launched
- 2024Modernization · Era IIIVantaca, modern accounting, and a graduated reserve-study continuum.
A two-decade career building companies across the association industry (banking, insurance, reserve planning, CEO coaching) gave Bradley a blueprint for what a modern management firm should look like. He brought that blueprint to Keys-Caldwell: CPA-supervised accounting through a national platform, a graduated reserve-study continuum that updates by subscription instead of resetting every five years, and an AI-powered service layer handling the majority of daily homeowner requests.
- 50+ communities managed
- National accounting platform
- Reserve-study subscription product
How we operate
Operating principles not aspirations.
01
Growth that's earned, not chased.
Every association on our roster came from a board referral or a real-estate attorney's recommendation. We're proud of that. When a board finds us, it's because another board trusted us enough to make the introduction, and we take that seriously. We look forward to serving the associations that need what we actually do well.
What this means we don't do: We don't accept new clients without a board interview, a documents review, and a reserve-position assessment. We turn down ~30% of inbound proposals because we're not the right fit.
02
Every credential is verifiable.
License numbers, certifications, professional memberships, all searchable on state and association databases. If we list a credential, it's current. If a credential lapses, it comes off the website that quarter.
What this means we don't do: We don't claim credentials we can't substantiate. We don't pad team-member titles with letters they didn't earn.
03
One named manager per association.
Every association has a single named manager who attends every meeting, owns the documents, and is the board's first call. We prioritize continuity, and when transitions happen we manage them so boards never lose operating context. Behind them sit named department leads in accounting, property services, and client services.
What this means we don't do: We don't rotate managers, hand off to junior staff, or staff associations through a pool. Boards know who runs the relationship; that person knows the building.
04
Documentation discipline.
Every meeting has minutes. Every property walk has photographs. Every vendor scorecard is written down and presented to the board. Every assessment is reconciled daily. Documentation is what makes a 20-year client tenure possible. Boards inherit operating context, not legacy gaps.
What this means we don't do: We don't run associations on tribal knowledge or in a single manager's head. If we get hit by a bus, the next manager has the records.
Considering a change?
We do consultative meetings whether boards end up hiring us or not.
If your board is evaluating management firms, send us a note. We'll review your scope, your reserve position, and your operating context, and tell you honestly whether we're the right fit. If we're not, we usually know who is.