Master-planned
Lakewood Ranch
Unincorporated Manatee for most of it, Sarasota County as it grows east. County building permit, then a village architectural review board that can reject a roof the County already accepted.
County first, village second
Manatee County Development Services issues the building permit for unincorporated Manatee, which is where most of Lakewood Ranch still sits. Their one-and-two-family checklist is specific: signed survey, energy calculations, geotechnical report for new work and additions, Florida product approvals for the envelope, and plans that show BFE, flood protection elevation, and finished floor. That is the County.
The village you actually live in has covenants and an ARC. Those guidelines cover what the County does not: roof, colors, contractor behavior, whether a construction trailer is even allowed. An ARC can require the construction manager to sign a deportment agreement. We read that document before we price a dumpster, because a fine for a messy jobsite is not a change order you want to explain.
What custom means here
If you want a model home with a golf-cart package, there are excellent community builders for that. If you want a custom house or a serious renovation inside Lakewood Ranch's rules, we will learn the village's book before we draw a roof they will reject.
Commercial and professional space is part of the same community as it densifies. Tenant improvements and offices still have to pass the county and, often, a landlord's criteria. Construction for significant building. Remodel for interiors that are not a new shell.
Relevant work
Private Project Review
Planning work in Lakewood Ranch?
Tell us the property and the intent. We will tell you whether Gulf & Key Construction is the right door — and which government you are actually filing with.