We manage condominium associations across the City of Sarasota and its barrier islands - downtown high-rises along Gulfstream and Bayfront, mid-rises on Lido Key and Longboat Key, and the gulf-front towers on Siesta. We've been a Venice firm since 1978; Sarasota has been on our route the entire time.
Downtown Sarasota and the barrier islands hold the largest concentration of high-rise residential condominiums in Sarasota County - buildings that range from 1970s mid-rises to twenty-plus-story modern towers. SB-4D milestone inspections aren't a future calendar item here; they're a present one. Several buildings we manage are in active SIRS or post-milestone capital cycles right now.
Owner profiles in Sarasota skew higher-net-worth and more out-of-state than Venice - meaningful share of New York, Boston, Chicago, and Toronto unit owners - which means board governance has to function for a partially-absent ownership base. Vantaca portals, written meeting minutes that arrive on schedule, and a client-services line that's actually answered are non-negotiable. We've built around that for two decades.
Vendor relationships matter more in Sarasota than anywhere else on this coast. Concrete restoration firms, marine contractors, structural engineers, the City of Sarasota building department - these are the people who decide whether a project closes on time and on budget. We've worked with the same engineers and restoration GCs on Sarasota buildings for 25+ years; that's not a marketing claim, it's a Rolodex.
The Sarasota geo page is local proof. The actual service descriptions - methodology, scope, what's included - live on the four pillar pages below.
The Keys-Caldwell office is on Indian Hills Boulevard in Venice, FL. From downtown Sarasota or the barrier islands it's a direct shot down US-41 or I-75 - most board meetings we attend in Sarasota are inside a 30-minute window door-to-door. We do not drop in unannounced; meetings are scheduled and we travel for them.
From downtown Sarasota: take US-41 south or I-75 south to exit 193 (Jacaranda Boulevard), then west and south to Indian Hills Boulevard. Boards visiting our office for proposal meetings are welcome - there's on-site parking and no front-desk gauntlet.
Keys-Caldwell, Inc.City of Sarasota and Sarasota County hold separate authorities depending on where the building sits. The references below are the ones our managers use most often when working a Sarasota condominium.
Permits and milestone inspection filings for buildings inside the City of Sarasota limits - including downtown, Bayfront, Lido, and St. Armands.
Permits for buildings outside city limits - barrier islands south of New Pass, Siesta Key, Casey Key, and unincorporated areas.
Parcel data, assessed values, ownership records, and homestead information for every condominium in the county.
Recorded documents - declarations, amendments, easements, lien filings - for any condominium association in Sarasota County.
State-level dates that drive board calendars. We coordinate the underlying work in advance of each deadline; this is a reference, not a substitute.
Sarasota's barrier islands evacuate first under Sarasota County orders. Pre-season prep, evacuation coordination, and post-storm site assessments are standard parts of our annual cadence.
Wonderful management team! Very happy with their service. I highly recommend.
We do consultative meetings on-site for Sarasota associations - easier than asking a board to commute. 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.
