Building & permitting
Town of Longboat Key Building Department
Longboat Key is its own town with its own building department, regardless of which county the home sits in.
- Phone
- (941) 316-1966
- Portal
- Permitting
HOA management · Longboat Key, FL
HOA management for Longboat Key - barrier-island single-family enclaves spanning two counties.
Longboat Key HOA inventory is concentrated in a handful of gated single-family communities and one large bay-side villa association. The two-county footprint (Sarasota south, Manatee north) means dual-track permitting, plus the Town of Longboat Key as the primary building authority.
Why Longboat Key HOAs are a different management job
Longboat HOAs operate inside the most demanding governance frame in our coverage area.
The two-county footprint plus the Town of Longboat Key as primary building authority creates a three-way permitting dynamic. Boards shouldn't have to track that; we do.
Owner profile is heavily out-of-state and seasonal. Per-home valuations are among the highest on this coast, which means insurance scrutiny is high and capital-plan documentation has to be airtight. Reserve studies are run continuously, not periodically.
Hurricane operations matter here. Longboat sits exposed on its barrier island, and the town pulls evacuation early. Pre-season prep, evacuation execution, and post-storm site assessment are standard parts of our annual cadence for every Longboat HOA we manage.
Coverage in Longboat Key
A representative sample of Longboat Key HOAs under management.
- 01Gated single-family82 homesBay Isles
- 02Bay-side villa community56 villasMid-Island
- 03Single-family enclave44 homesNorth Longboat
- 04Lake-front gated38 homesCountry Club Shores
What we do for Longboat Key HOAs
Four service pillars, applied to Longboat Key's gated communities and master-planned developments.
The Longboat Key geo page is local proof. The actual service descriptions - methodology, scope, what's included - live on the four pillar pages below.
01
HOA management
Governance, vendor management, ARC, capital planning, master/sub-association coordination.
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 F.S. 720 reserve studies, and continuous-update subscription.
From $150 self-assessment to subscription
04
Condo association management
For Longboat Key condominium boards - SIRS coordination, milestone inspections, capital projects.
Sister pillar · same firm
Find us
Our office is in Venice - 32 mi from Longboat Key.
Longboat Key is 45 – 60 minutes north of our Venice office depending on which end. We attend board meetings on a scheduled cadence; emergency response stages from Venice.
From Longboat: south via Gulf of Mexico Drive to St. Armands, east on Ringling Causeway, south on US-41 or I-75 to Venice.
Keys-Caldwell, Inc.1162 Indian Hills Blvd
Venice, FL 34293
(941) 408-8293
City resources for Longboat Key boards
The references your board will actually need for permits, records, and storm prep.
Longboat Key boards work across multiple government authorities. The references below are the ones our managers use most often when working a Longboat Key HOA.
Building & permitting
Sarasota & Manatee Counties Building Department
Secondary permitting authority for Longboat Key - applies to common-area, certain capital, and shared-infrastructure work.
- Portal
- mymanatee.org
Public records
Manatee County Property Appraiser
Parcel data, assessed values, ownership records, and homestead information for Longboat Key HOAs.
- Phone
- (941) 748-8208
- Portal
- manateepao.gov
Public records
Manatee County Clerk of Court
Recorded documents - declarations, amendments, easements, lien filings - for any HOA in Sarasota.
- Phone
- (941) 749-1800
- Portal
- manateeclerk.com
Compliance calendar
Florida statute deadlines we track for Longboat Key HOAs
F.S. 720 governs HOAs (separately from F.S. 718, which governs condominiums). State-level dates that drive board calendars; we coordinate the underlying work in advance.
- Annual budget
- 14+ days advance notice to members
- Reserve disclosure
- F.S. 720.303(6) - required line items each year
- Annual financial
- Compiled / reviewed / audited per assessment threshold
- Annual meeting
- Per declaration; typ. Q1 calendar
Storm preparedness
Hurricane operations for Longboat Key HOAs
Pre-season prep, evacuation coordination, post-storm site assessment. Standard parts of our annual cadence for every coastal HOA we manage.
- Pre-season window
- May 1 – June 1 community walk-through
- Common-area shutdown
- Pool, gates, amenity checklist per board approval
- Post-storm response
- 48-hour site assessment SLA
"
From a board treasurer
Wonderful management company!
NR
Nearby HOA coverage
Where Longboat Key boards also evaluate us - two counties, three barrier islands.
Sarasota
14 mi
Mainland to the east via Ringling Causeway.
See coverage
Siesta Key
18 mi
Adjacent barrier island. Densest condo stock in our coverage.
See coverage
Anna Maria Island
8 mi
Manatee-County barrier island just to the north. Three towns, three rule sets.
See coverage
Bradenton
14 mi
Manatee-County mainland. Riverfront condos and gated HOAs along the Manatee River.
See coverage
Boards in Longboat Key
If your board is evaluating management firms, we'd be happy to come walk the community.
We do consultative meetings on-site for Longboat Key HOAs. Bring your governing documents, your most recent reserve study, and an honest description of where the community is. We'll respond with a tailored proposal within five business days.