Building & permitting
City of Sarasota Development Services
Sarasota HOAs span City of Sarasota and Sarasota County limits.
- Phone
- (941) 263-6400
- Portal
- Permitting
HOA management · Sarasota, FL
HOA management for Sarasota's gated communities and master-planned developments.
Sarasota HOA inventory ranges from 1980s gated villa communities in Palmer Ranch to newer master-planned developments along Fruitville and Bee Ridge. We manage a focused Sarasota portfolio for boards who want a coastal-fluent firm with deep capital-planning depth.
Why Sarasota HOAs are a different management job
Sarasota HOAs sit inside diverse master-planned governance frames.
The Palmer Ranch / Bee Ridge / Lakewood Ranch corridor is master-planned governance country. Most Sarasota HOAs we manage are sub-associations under a master HOA or CDD. The discipline is layered: documents have to align, vendor selection respects master standards, and amenity-cost allocation between master and sub gets audited annually.
Construction era ranges 1985 – 2015 across Sarasota HOAs. Capital concerns center on roof systems, repaint cycles, asphalt rejuvenation, and amenity infrastructure (clubhouses, pools, gate systems, signage). Not the structural-restoration work of coastal condos - but no less rigorous on the funding-plan side.
Owner profile leans more full-time than the barrier islands, with a strong young-family demographic in the newer master-planned communities. ARC volume, pet ordinances, and amenity-use enforcement carry meaningful weight here in a way they don't on Casey Key.
Coverage in Sarasota
A representative sample of Sarasota HOAs under management.
- 01Gated single-family188 homesPalmer Ranch
- 02Master + sub-assoc320 unitsBee Ridge
- 03Villa community96 villasFruitville
- 04Townhome HOA72 townhomesHidden River
- 0555+ master-planned260 homesSouth Gate
- 06Lake-front gated84 homesLakewood Ranch border
What we do for Sarasota HOAs
Four service pillars, applied to Sarasota's gated communities and master-planned developments.
The Sarasota 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 Sarasota condominium boards - SIRS coordination, milestone inspections, capital projects.
Sister pillar · same firm
Find us
Our office is in Venice - 22 mi from Sarasota.
Sarasota is a 30-minute drive north on US-41 or I-75 from our Venice office. We attend Sarasota HOA meetings on a scheduled cadence; emergency response is dispatched same-day.
From Sarasota: south on US-41 or I-75 to exit 193, west to Indian Hills Boulevard.
Keys-Caldwell, Inc.1162 Indian Hills Blvd
Venice, FL 34293
(941) 408-8293
City resources for Sarasota boards
The references your board will actually need for permits, records, and storm prep.
Sarasota boards work across multiple government authorities. The references below are the ones our managers use most often when working a Sarasota HOA.
Building & permitting
Sarasota County Building Department
Secondary permitting authority for Sarasota - applies to common-area, certain capital, and shared-infrastructure work.
- Portal
- scgov.net
Public records
Sarasota County Property Appraiser
Parcel data, assessed values, ownership records, and homestead information for Sarasota 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 Sarasota 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 Sarasota 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
Under new management and very excited about the change and the help I've received since being under new management! I highly recommend this company!
AU
Nearby HOA coverage
Boards in Sarasota also evaluate us against firms managing these adjacent markets.
Lakewood Ranch
12 mi
Master-planned country. Layered CDD + master + sub-association governance is the dominant operational reality.
See coverage
Siesta Key
10 mi
Densest barrier-island stock in our coverage. SB-4D milestone work is present-tense.
See coverage
Longboat Key
14 mi
Two-county footprint, Town of Longboat as primary building authority. High per-unit valuations.
See coverage
Boards in Sarasota
If your board is evaluating management firms, we'd be happy to come walk the community.
We do consultative meetings on-site for Sarasota 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.