City of Venice or a Venice address
A Venice mailing address does not always mean the City of Venice. Inside city limits, the city's Building Department issues permits, and it only accepts applications online through eTRAKiT. South Venice, Venice Gardens and other unincorporated areas are permitted by Sarasota County.
Inside the city you pay the city's own impact fees, a set of Sarasota County fees scaled by home size, the county school fee and the county mobility fee, which Venice also uses. We add them up for your parcel before you commit to a plan.
What a Venice build involves
| Permits | City of Venice Building Department, applications through eTRAKiT and electronic plan review only. Sarasota County handles unincorporated Venice-area addresses. |
|---|---|
| Impact fees, city | Flat per home on the city's sheet dated March 20, 2024: fire $489.99, general government $493.34, law enforcement $386.80, solid waste $422.08. $1,792.21 in total. |
| Impact fees, county | Parks, library, justice and general government fees scaled by living area (about $4,570 for a 2,000-2,499 sq ft home), the $3,048 school fee, and the county mobility fee of $1.068 to $2.388 per sq ft depending on the area. |
| Flood | The city applies the Florida Building Code's 1 ft of freeboard above base flood elevation. A garage below that level can't become living space, and a recorded non-conversion agreement is required before the certificate of occupancy. |
| Flood maps | Venice uses the countywide FEMA maps that took effect March 27, 2024, which split coastal areas into VE and AE zones. |
| Beach area | Sarasota County has outdoor lighting restrictions for the Venice beach area to protect sea turtles. |
Figures checked against official Sarasota County and city sources in October 2026. Fees change, so we confirm current numbers in every estimate.
Where we build around Venice
We build inside the City of Venice and in nearby unincorporated areas such as South Venice and Venice Gardens, where Sarasota County fees and county utilities apply.
- City of Venice
- South Venice
- Venice Gardens
- Nokomis
- Osprey
Homes we've built in Southwest Florida
Over 110 custom homes delivered since 2021. See the full gallery or browse our floor plans.
How a build with us works in Venice
- Free consultation and lot review. Tell us your goal, budget and timeline. Send the address and we check the flood zone, utilities and fees for that parcel.
- Plan and fixed-price contract. Pick one of 100+ floor plans or bring your own design. The quote becomes your contract price, starting from $165 per square foot.
- Permits and engineering. We prepare the drawings and file the permit. Permits usually take 2-3 months.
- Build and keys. Construction runs 6-9 months, 8-12 months from permit to keys, with weekly video updates and a 10-year structural warranty.
Building in Venice: common questions
Who issues building permits in Venice, FL?
Inside city limits, the City of Venice Building Department, online through eTRAKiT. For South Venice, Venice Gardens and other unincorporated addresses, Sarasota County does.
What impact fees apply to a new home in Venice?
The city's own fees total $1,792.21. On top come Sarasota County fees scaled by size, the $3,048 school fee and the county mobility fee per square foot.
Can I turn a Venice garage into living space later?
Not if the garage floor is below base flood elevation plus 1 ft. The city requires a recorded non-conversion agreement for such garages before the certificate of occupancy.