Four cities and a lot of unincorporated county

Sarasota County has four incorporated municipalities: the City of Sarasota, North Port, Venice, and the Sarasota County portion of Longboat Key. Much of the population lives outside them, in unincorporated communities such as Englewood, Nokomis, Osprey, Siesta Key, and the county's share of Lakewood Ranch. In those places, the county handles building permits, code enforcement, and flood reviews.

Our team has been buying as-is properties for more than 10 years. We look at every Sarasota County property individually, because a canal cottage in Englewood, a 1950s ranch house in the city, and a new build in North Port have almost nothing in common.

Ian, Helene, and Milton

Hurricane Ian in 2022 caused major damage across the county, including severe river flooding in North Port. In September 2024, Hurricane Helene passed well offshore but still pushed storm surge into Siesta Key, Lido Key, and low areas along the bays. About two weeks later, Hurricane Milton made landfall near Siesta Key, bringing more surge, wind, and flooding.

Back-to-back storms put the 50 percent rule at the center of many owners' decisions. In a flood zone, when repair or improvement costs reach half of a structure's market value, the building generally must meet current floodplain standards, which often means elevating it. Sarasota County and each city apply the rule within their own boundaries. Owners who repaired after Helene and flooded again in Milton have been hit especially hard.

Florida sellers must also disclose flood insurance claims and FEMA or other federal flood assistance received for the property. We ask about both at the start.

Condos on the keys and along the bay

The county has a long stretch of older condo buildings on Longboat Key, Lido Key, Siesta Key, and the mainland bayfront, plus garden-style and 55+ communities inland. Florida's post-Surfside laws require milestone inspections for many buildings three stories or taller, along with structural integrity reserve studies, and storm repairs have added to the load. If your association has raised dues or passed a special assessment, we can review its documents and make an offer on the unit.

What we buy in Sarasota County

  • Storm- and flood-damaged homes, including those under a substantial damage review
  • Older ranch homes and cottages that need roofs, plumbing, or electrical work
  • Condos and villas with assessments or pending inspections
  • Canal and bayfront homes with seawall or dock damage
  • Inland homes on private wells and septic systems
  • Inherited homes and homes held in a trust
  • Rentals with tenants in place, and vacant lots

Probate, foreclosure, and closing costs

Sarasota County is in Florida's 12th Judicial Circuit, which also covers Manatee County and handles probate and foreclosure cases here. Documentary stamp tax on the deed is $0.70 per $100 of the sale price, and your contract spells out which side pays each closing cost. A title company runs the title and lien searches and pays off any mortgage, assessments, or liens from the proceeds before sending you the balance.

Frequently asked questions

Do you buy Sarasota County homes damaged by Helene or Milton?

Yes, including homes that flooded in both storms. Tell us what happened, what has been repaired, and any claims or FEMA assistance, and we'll evaluate the home as it is now.

Do you buy on Siesta Key, Casey Key, or Manasota Key?

Yes. We review barrier-island homes and condos, including those facing elevation requirements or association assessments.

Do you buy in unincorporated areas such as Osprey?

Yes. We buy throughout the county, inside and outside city limits.

How soon can we close?

Once the title work is done, many sales close within a few weeks. You can also pick a later date.