Building & permitting
Sarasota County Building Department
Nokomis is unincorporated Sarasota County.
- Phone
- (941) 861-6678
- Portal
- Permitting
HOA management · Nokomis, FL
HOA management for Nokomis - gated villa communities, single-family enclaves, and a few master-planned associations.
Nokomis HOA inventory is mostly 1990s and 2000s gated communities along Albee Farm Road and east of US-41. Villa associations, single-family enclaves, and a couple of larger master-planned developments. Our office is six minutes south on US-41.
Why Nokomis HOAs are a different management job
Nokomis HOAs run on long owner tenures and tightly-knit boards.
Most Nokomis HOAs we manage have boards that have been intact for 5+ years. Operationally that's a gift - institutional memory, vendor relationships, governance maturity. It also means the firm has to function as a true partner rather than an outside contractor, because boards know more about their community than any new manager will.
Capital concerns center on the standard HOA stack: roof cycles for villa associations, asphalt and paint, amenity infrastructure (gates, pools, signage). Reserve studies are taken seriously here - most Nokomis associations have an active reserve-study continuum schedule.
Owner profile leans full-time with a healthy seasonal contingent. Communications, ARC, and rules enforcement are designed for both audiences simultaneously. The Vantaca portal carries the volume so the board doesn't have to.
Coverage in Nokomis
A representative sample of Nokomis HOAs under management.
- 01Gated villa community78 villasSorrento
- 02Single-family HOA94 homesAlbee Farm Road
- 03Master + sub-assoc160 unitsCalusa Lakes
- 04Townhome association44 townhomesMission Valley
- 05Lake-front HOA52 homesMission Estates
- 0655+ deed-restricted68 homesPinebrook South
What we do for Nokomis HOAs
Four service pillars, applied to Nokomis's gated communities and master-planned developments.
The Nokomis 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 Nokomis condominium boards - SIRS coordination, milestone inspections, capital projects.
Sister pillar · same firm
Find us
Our office is in Venice - 4 mi from Nokomis.
Nokomis is a six-minute drive north of our Venice office on US-41 - the closest in the county to most Nokomis HOAs. Board meetings are typically a 15-minute door-to-door window.
From Nokomis: south on US-41 to Venice Avenue, west to Indian Hills Boulevard.
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 HOA.
Public records
Sarasota County Property Appraiser
Parcel data, assessed values, ownership records, and homestead information for Nokomis HOAs.
- Phone
- (941) 861-8200
- Portal
- sc-pa.com
Public records
Sarasota County Clerk of Court
Recorded documents - declarations, amendments, easements, lien filings - for any HOA in Sarasota County.
- Phone
- (941) 861-7400
- Portal
- sarasotaclerk.com
Compliance calendar
Florida statute deadlines we track for Nokomis 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 Nokomis 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
Great people, and very knowledgeable and helpful.
JJ
Nearby HOA 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 community.
We do consultative meetings on-site for Nokomis 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.