Building & permitting
Sarasota County Building Department
Nokomis is unincorporated Sarasota County - the County Building Department is the primary permitting authority.
- Phone
- (941) 861-6678
- Portal
- Permitting
Condo association management · Nokomis, FL
Condo management for Nokomis - bayfront mid-rises and the gulf-side buildings on Casey Key.
Nokomis sits between Venice and Osprey, at the south end of Casey Key. The condo stock here is bay-front and gulf-front - mostly 1970s and '80s mid-rises with the same SIRS, milestone, and capital concerns we manage every day. Our office is six minutes north on US-41.
Why Nokomis is a different management job
Nokomis condos sit in two construction eras at once.
There are essentially two condominium populations in Nokomis: the bay-side mid-rises along Albee Road and Blackburn Point, and the gulf-front buildings on the north end of Casey Key. Most were built between 1972 and 1986. Both are active SIRS territory, both are inside the SB-4D milestone clock, and both face the same insurance-market scrutiny as their bigger Sarasota counterparts.
Casey Key buildings carry the additional load of barrier-island access - a single road in, the Blackburn Point swing bridge, and Sarasota County evacuation orders that pull the island first. That changes how we plan vendor staging, hurricane prep, and emergency-meeting logistics.
Owner geography here is mixed: a meaningful share of full-time residents alongside seasonal owners from the Midwest and New England. Board communications, ARC processes, and assessment notices are designed to work for both groups simultaneously - the Vantaca portal, written meeting minutes, and a client-services line that's actually answered.
Coverage in Nokomis
A representative sample of Nokomis condominiums under management.
- 01Bay-front mid-rise32 units · 5 storiesAlbee Road
- 02Gulf-front mid-rise44 units · 7 storiesCasey Key (north)
- 03Bayou-front low-rise18 units · 3 storiesBlackburn Point
- 04Mid-century courtyard24 units · 2 storiesNokomis Beach
- 05Coastal townhome-condo16 units · 3 storiesLaurel Road
- 06Bay-side conversion22 units · 3 storiesPocono Trail
What we do for Nokomis condos
Four service pillars, applied to Nokomis's building stock and operational realities.
The Nokomis geo page is local proof. The actual service descriptions - methodology, scope, what's included - live on the four pillar pages below.
01
Condo association management
SIRS coordination, milestone inspections, capital project leadership, board operations.
Pillar service · This page is a child
02
Accounting
CPA-supervised, daily reconciliation, monthly board packets, audit-ready records.
500+ associations on the platform
03
Reserve studies
Self-assessment, engineered SIRS-compliant studies, and continuous-update subscription.
From $150 self-assessment to subscription
04
HOA management
For Nokomis single-family and townhome HOAs - governance, vendor management, capital planning.
Sister pillar · same firm
Find us
Our office is in Venice - 4 mi from Nokomis.
Our Venice office is six minutes south of Nokomis on US-41 - the closest in the county to most Nokomis associations. Board meetings are typically a 15-minute drive door-to-door, including Casey Key buildings via the Blackburn Point bridge.
From Nokomis: south on US-41 to Venice Avenue, west to Indian Hills Boulevard. Boards visiting our office for proposal meetings: there's on-site parking and no front-desk gauntlet.
Keys-Caldwell, Inc.1162 Indian Hills Blvd
Venice, FL 34293
(941) 408-8293
City resources for Nokomis boards
The references your board will actually need for permits, records, and storm prep.
Nokomis boards work across multiple government authorities. The references below are the ones our managers use most often when working a Nokomis condominium.
Public records
Sarasota County Property Appraiser
Parcel data, assessed values, ownership records, and homestead information for Nokomis condominiums.
- Phone
- (941) 861-8200
- Portal
- sc-pa.com
Public records
Sarasota County Clerk of Court
Recorded documents - declarations, amendments, easements, lien filings - for any condominium association in Sarasota County.
- Phone
- (941) 861-7400
- Portal
- sarasotaclerk.com
Compliance calendar
Florida statute deadlines we track for Nokomis condos
State-level dates that drive board calendars. We coordinate the underlying work in advance of each deadline; this is a reference, not a substitute.
- SB-4D milestone
- 30 years from CO (or 25 yrs within 3 mi of coast)
- SIRS update
- Every 10 years per F.S. 718.112(2)(g)
- Annual financial
- 90 days after fiscal year-end
- Annual meeting
- Per declaration; typ. Q1 calendar
Storm preparedness
Hurricane operations for Nokomis condos
Pre-season prep, evacuation coordination, and post-storm site assessments are standard parts of our annual cadence for every coastal association we manage.
- Pre-season window
- May 1 – June 1 building walk-through
- Evacuation protocol
- Drafted per association, signed by board
- Post-storm response
- 48-hour site assessment SLA
"
From a board treasurer
Very helpful staff.
CW
Nearby condo coverage
Adjacent cities Nokomis boards also consider.
Venice
4 mi
Our HQ city. Mid-rise condos along the gulf, gated villa HOAs across South Venice and East Venice.
See coverage
Osprey
4 mi
Just north on US-41. Same bay-corridor profile, layered master/sub governance.
See coverage
Casey Key
3 mi
Closest barrier island. Connected to Nokomis via the Albee Road bridge.
See coverage
Boards in Nokomis
If your board is evaluating management firms, we'd be happy to come walk the building.
We do consultative meetings on-site for Nokomis associations. Bring your governing documents, your most recent reserve study, and an honest description of where the building is. We'll respond with a tailored proposal within five business days.