South County
Osprey, Nokomis, Venice
Osprey and Nokomis are unincorporated Sarasota County — the same Accela desk as most of Siesta and all of Casey Key. Venice is its own city, with its own building department and eTRAKiT. We take the drive. We do not pretend those three places share a portal, and we do not publish a thin page for each of them.
Nokomis is the hinge to Casey Key. Osprey sits between Sarasota and Venice, with bay lots and inland acres. Venice has a downtown and older fabric that deserves better than a flip. Significant building still comes through this company. Kitchens and baths still start with Remodel.
Manatee
Bradenton & Anna Maria Island
Unincorporated Manatee — including most of Lakewood Ranch — files with County Development Services. The City of Bradenton, and the three towns on Anna Maria Island (Anna Maria, Holmes Beach, Bradenton Beach), each run their own building departments. Longboat Key's north end is Manatee County geographically and Town of Longboat Key for the permit.
We work houses and light commercial on that side of the line. Anna Maria is village scale, flood, and three municipalities on one island. If that is the job, say so in the Project Review. We will tell you which door and which government. We will not invent a fourth island brochure.
