754-800-4115Get a quote

Sarasota County, Suncoast & Southwest Florida

Impact windows and doors in Sarasota County

Sarasota County sits in the FBC 8th Edition Wind-Borne Debris Region with 150–160 mph ASCE 7-22 Risk Category II design wind speeds from North Port to Siesta Key, Longboat Key, and Venice Island. After Category 3 Hurricane Milton's October 2024 landfall at Siesta Key, we handle city and county permitting, averaging from about $900 per window.

Get a quick quoteCall 754-800-4115

Sarasota County by the numbers

The numbers behind a Sarasota County window

Sarasota County homes

We know Sarasota County homes

Sarasota County stretches from Longboat Key, Lido Key, and Siesta Key south past Casey Key, Venice Island, and Manasota Key, and east across Palmer Ranch, Lakewood Ranch (Waterside), and North Port. Four municipalities—City of Sarasota (1565 1st St), City of Venice (401 W Venice Ave), City of North Port (4970 City Hall Blvd), and Town of Longboat Key (501 Bay Isles Rd)—operate municipal building departments, while unincorporated communities permit through Sarasota County Planning and Development Services (1001 Sarasota Center Blvd in Sarasota and 4000 S Tamiami Trail in Venice) via Accela. We also serve Englewood, Osprey, Nokomis, Palmer Ranch, Gulf Gate Estates, Bee Ridge, Fruitville, South Venice, Laurel, Warm Mineral Springs, Southgate, South Gate Ridge, Ridge Wood Heights, The Meadows, Vamo, Pinecraft, and Old Miakka across Sarasota County.

We serve Sarasota County homes from our Fort Lauderdale office. Roofing is Miami-Dade, Broward and Palm Beach only. Call 754-800-4115 to schedule a free on-site measurement and receive an itemized written proposal within 24–48 hours.

Impact window and door cost across Sarasota County

Installed replacement windows average $800–$1,800 per opening ($1,100 on a standard 37 by 63 inch single-hung and $900 on a 37 by 50 inch picture window).

High-DP condominium and beachfront openings on Siesta Key, Longboat Key, Lido Key, Casey Key, and Venice Island requiring <= 0.45 VLT sea-turtle glass and 316 stainless hardware, or custom architectural frames in Sarasota School of Architecture mid-century homes in Southgate and Lido Shores, sit toward the upper end of the price range.

Hurricane Milton's 2024 Siesta Key landfall, Helene's surge & Ian (2022)

On October 9, 2024, Category 3 Hurricane Milton made official landfall at Siesta Key with 120 mph sustained winds, just 13 days after Hurricane Helene inundated Siesta Key, St. Armands Key, Lido Key, Longboat Key, and Casey Key, and two years after Category 4 Hurricane Ian battered North Port, Venice, and southern Sarasota County for over 10 hours.

Every replacement window and door combines ASCE 7-22 impact protection for 150–160 mph design wind speeds with FBC Climate Zone 2 thermal performance (SHGC <= 0.25 and U-factor <= 0.40).

Windows and doors for every Sarasota County home

From John Nolen historic Mediterranean Revival homes on Venice Island and mid-century modern residences in Southgate and Gulf Gate Estates to master-planned homes in Palmer Ranch, Waterside at Lakewood Ranch, and Wellen Park in North Port, we engineer every opening to its exact design pressure.

We install out-swing French doors, 2-to-4-panel lanai sliders, fiberglass entry doors, and hurricane-rated garage doors. Our hinged impact doors (French and entry doors) swing out. Sliding glass doors and garage doors don't swing.

Installed estimates

Prices by size and door type

Impact windows by size

Average installed impact window price by size
WindowSizeAverage installed
Single-hung37 by 63 inchabout $1,100
Horizontal roller53 by 50 inchabout $1,250
Fixed (picture)37 by 50 inchabout $900
Casement37 by 50 inchabout $1,300

Impact doors

Typical installed impact door prices
DoorTypical installed
Single French door$2,800–$4,000
Double French door$3,800–$7,000
Sliding glass door, 2 panels$2,500–$3,500
Each extra slider panelabout $600–$800
Fiberglass entry door$2,200–$5,500
Solid garage door$2,800–$4,200

Installed estimates that vary with size, glass, and options. Every home gets its own written quote.

Get a quick quote

Four fields. We call to book your free in-home measure.

Prefer the phone? Call 754-800-4115.

Grants and insurance

My Safe Florida Home and your wind-mitigation form

If you qualify for My Safe Florida Home, the state pays $2 for every $1 you pay, up to $10,000, after the program's free wind-mitigation visit (Fla. Stat. §215.5586). How the program works.

Impact windows and doors count as opening protection, Question 7 on the state's wind-mitigation form, OIR-B1-1802. A licensed inspector fills it out after the work, and your insurer sets the discount.

Questions

Sarasota County impact window questions

Is Sarasota County governed by HVHZ rules?

No—Sarasota County uses non-HVHZ FBC 8th Edition Wind-Borne Debris Region standards (150–160 mph ASCE 7-22 Risk Category II design wind speeds), where a state Florida Product Approval (FL#) is sufficient and a Miami-Dade NOA is accepted as an optional equivalent.

Where did Hurricane Milton make landfall in 2024?

Category 3 Hurricane Milton made official landfall at Siesta Key on October 9, 2024 with 120 mph sustained winds, driving destructive eyewall gusts across Sarasota, Venice, Nokomis, Osprey, Palmer Ranch, and North Port.

Which building department issues my window permit?

The Cities of Sarasota (1565 1st St), Venice (401 W Venice Ave), North Port (4970 City Hall Blvd), and Town of Longboat Key (501 Bay Isles Rd) permit incorporated properties; unincorporated communities including Siesta Key, Waterside at Lakewood Ranch, Palmer Ranch, Osprey, Nokomis, and South Venice file with Sarasota County Planning and Development Services via Accela.

Does Republic offer roofing in Sarasota County?

No—in Sarasota County we install impact windows and exterior doors only. Roofing is Miami-Dade, Broward and Palm Beach only.

Where is sea-turtle glass required?

Under Sarasota County Code Ch. 54, Art. XXIII and municipal ordinances in Sarasota, Venice, and Longboat Key, windows visible from the beach on Siesta Key, Longboat Key, Lido Key, Casey Key, Venice Island, Caspersen Beach, and Manasota Key require <= 0.45 (45%) VLT glass during the May 1–October 31 nesting season.

How does the FEMA 50% substantial improvement rule work?

Waterfront properties on Siesta Key, Longboat Key, Lido Key, Bird Key, Casey Key, and Venice Island sit in FEMA Flood Zones VE or AE. If cumulative permitted renovations reach 50% of the building's market value, the home must meet current flood elevation standards; a window and door replacement alone rarely approaches 50%.

How are Notices of Commencement handled?

State law requires a notice of commencement over $5,000. We record yours with the Sarasota County Clerk of the Circuit Court (2000 Main St in Sarasota or 4000 S Tamiami Trl in Venice) before the first inspection approval.

What do impact doors cost?

Installed single French doors average $2,800–$4,000, double French doors average $3,800–$7,000, and 2-panel patio sliders average $2,500–$3,500.

How do homeowners earn OIR-B1-1802 insurance discounts?

Protecting all exterior windows, sliders, entry doors, skylights, and garage doors with inspected impact products unlocks OIR-B1-1802 wind-mitigation discounts under Fla. Stat. § 627.0629.

What labor warranty covers the installation?

The lifetime labor warranty covers you, the original owner. It doesn't pass to a new owner if you sell.

Official sources

Look it up yourself

Our licenses, the product approvals, and the city's permit office are all public.

For the detail-minded

The rules

Four municipalities, unincorporated Siesta Key and Palmer Ranch permitted in County Accela, and 150–160 mph wind contours.

Wind and missile rules

Sarasota County is outside the HVHZ. Its Risk Category II wind map runs from 150 to 160 mph, above the 140 mph mark that puts the entire county in the wind-borne debris region.

  • Up to 30 feet: the large-missile test of ASTM E1996.
  • Above 30 feet: the small-missile test of the same standard.
  • Each unit needs a Florida Product Approval, or a Miami-Dade NOA, covering its size and design pressure.

Sources: Sarasota County · FBC 8th Edition ASCE 7-22 Wind Contours · FBC 2023 §1609 (protection of openings) · Florida Statutes §553.842 (product approval)

City by cityHow the 6 cities compare
Sarasota County cities compared
CityKey / bay exposureDesign windLocal rule
SarasotaSarasota Bay, Bird Key & Lido Key150–160 mph1565 1st St & Lido <= 0.45 VLT turtle glass
North PortMyakkahatchee Creek & Wellen Park150 mph4970 City Hall Blvd & Wellen Park ARC packets
VeniceVenice Island Gulf shore & Roberts Bay150–160 mph401 W Venice Ave & John Nolen historic review
Siesta Key8-mile barrier island on Gulf & Roberts Bay160 mph1001 Sarasota Center Blvd & 2024 Milton landfall
Longboat KeySouth island between Gulf & Sarasota Bay160 mph501 Bay Isles Rd; <= 0.45 VLT turtle glass
Lakewood RanchWaterside villages south of University Pkwy150 mph1001 Sarasota Center Blvd & village ARC review

  • Sarasota

    Key / bay exposure
    Sarasota Bay, Bird Key & Lido Key
    Design wind
    150–160 mph
    Local rule
    1565 1st St & Lido <= 0.45 VLT turtle glass

  • North Port

    Key / bay exposure
    Myakkahatchee Creek & Wellen Park
    Design wind
    150 mph
    Local rule
    4970 City Hall Blvd & Wellen Park ARC packets

  • Venice

    Key / bay exposure
    Venice Island Gulf shore & Roberts Bay
    Design wind
    150–160 mph
    Local rule
    401 W Venice Ave & John Nolen historic review

  • Siesta Key

    Key / bay exposure
    8-mile barrier island on Gulf & Roberts Bay
    Design wind
    160 mph
    Local rule
    1001 Sarasota Center Blvd & 2024 Milton landfall

  • Longboat Key

    Key / bay exposure
    South island between Gulf & Sarasota Bay
    Design wind
    160 mph
    Local rule
    501 Bay Isles Rd; <= 0.45 VLT turtle glass

  • Lakewood Ranch

    Key / bay exposure
    Waterside villages south of University Pkwy
    Design wind
    150 mph
    Local rule
    1001 Sarasota Center Blvd & village ARC review

Sources: National Hurricane Center · Hurricane Milton Siesta Key Landfall Report (2024) · City of Sarasota · Development Services / Building Division (1565 1st St) · City of Sarasota · Marine Turtle Protection & Lido Key Lighting · City of North Port · Building Division (4970 City Hall Blvd) · Sarasota County · FBC 8th Edition ASCE 7-22 Wind Contours · City of Venice · Building Department (401 W Venice Ave) · City of Venice · Historic & Architectural Preservation Board (HAPB) · Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd / 4000 S Tamiami Trl) · Sarasota County Code · Ch. 54, Art. XXIII Marine Turtle Protection (<=45% VLT) · Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd) · Town of Longboat Key · Code Ch. 100 Sea Turtle Protection (<=45% VLT) · Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd / 4000 S Tamiami Trl) · Manatee County · Development Services Building Department (1112 Manatee Ave W)

Outside the HVHZWind by city and impact tests

Sarasota County design wind speeds run 150 mph inland across North Port, Waterside at Lakewood Ranch, Fruitville, and The Meadows, rising to 160 mph along Sarasota Bay, Venice Island, Siesta Key, Lido Key, Casey Key, Longboat Key, and Manasota Key. We also serve Englewood, Osprey, Nokomis, Palmer Ranch, Gulf Gate Estates, Bee Ridge, Fruitville, South Venice, Laurel, Warm Mineral Springs, Southgate, South Gate Ridge, Ridge Wood Heights, The Meadows, Vamo, Pinecraft, and Old Miakka.

Sarasota County design wind by city
CityRisk Category II windDebris region?
Sarasota150–160 mphYes
North Port150 mphYes
Venice150–160 mphYes
Siesta Key160 mphYes
Longboat Key160 mphYes
Lakewood Ranch150 mphYes

  • Sarasota

    Risk Category II

    150–160 mph

  • North Port

    Risk Category II

    150 mph

  • Venice

    Risk Category II

    150–160 mph

  • Siesta Key

    Risk Category II

    160 mph

  • Longboat Key

    Risk Category II

    160 mph

  • Lakewood Ranch

    Risk Category II

    150 mph

ASCE 7-22 Risk Category II ultimate design wind speed. Sources: Sarasota County · FBC 8th Edition ASCE 7-22 Wind Contours · Florida Building Code · Energy Conservation Climate Zone 2 (SHGC <= 0.25)

PermitsPermits by city

Sarasota (1565 1st St), Venice (401 W Venice Ave), North Port (4970 City Hall Blvd), and Longboat Key (501 Bay Isles Rd) run city building departments; Sarasota County Planning and Development Services (1001 Sarasota Center Blvd and 4000 S Tamiami Trl) permits unincorporated areas via Accela.

Sarasota County permit desks by city
CityWhere we fileLocal step
SarasotaCity of Sarasota Building Dept1565 1st St & Lido <= 0.45 VLT turtle glass
North PortCity of North Port Building Div4970 City Hall Blvd & Wellen Park ARC packets
VeniceCity of Venice Building Dept401 W Venice Ave & John Nolen historic review
Siesta KeySarasota County Accela1001 Sarasota Center Blvd & 2024 Milton landfall
Longboat KeyTown of Longboat Key501 Bay Isles Rd; <= 0.45 VLT turtle glass
Lakewood RanchSarasota Accela / Manatee Accela1001 Sarasota Center Blvd & village ARC review

  • Sarasota

    Where we file
    City of Sarasota Building Dept
    Local step
    1565 1st St & Lido <= 0.45 VLT turtle glass

  • North Port

    Where we file
    City of North Port Building Div
    Local step
    4970 City Hall Blvd & Wellen Park ARC packets

  • Venice

    Where we file
    City of Venice Building Dept
    Local step
    401 W Venice Ave & John Nolen historic review

  • Siesta Key

    Where we file
    Sarasota County Accela
    Local step
    1001 Sarasota Center Blvd & 2024 Milton landfall

  • Longboat Key

    Where we file
    Town of Longboat Key
    Local step
    501 Bay Isles Rd; <= 0.45 VLT turtle glass

  • Lakewood Ranch

    Where we file
    Sarasota Accela / Manatee Accela
    Local step
    1001 Sarasota Center Blvd & village ARC review
  • Unincorporated Siesta Key, Waterside, Palmer Ranch, Gulf Gate, Southgate, Bee Ridge, Fruitville, The Meadows, Vamo, Osprey, Nokomis, Laurel, South Venice, and Warm Mineral Springs file in County Accela.
  • Sarasota, Venice (including John Nolen HAPB review), North Port, and Longboat Key review municipal applications.
  • County Code Ch. 54, Art. XXIII and city codes require <= 0.45 VLT turtle glass on beach-visible openings from May 1 to Oct 31.
  • State law requires a notice of commencement over $5,000.

Sources: Sarasota County · Planning & Development Services (1001 Sarasota Center Blvd / 4000 S Tamiami Trl) · Sarasota County · Accela Citizen Access Online Permitting · City of Sarasota · Development Services / Building Division (1565 1st St) · City of Venice · Building Department (401 W Venice Ave) · City of North Port · Building Division (4970 City Hall Blvd) · Town of Longboat Key · Planning, Zoning & Building Dept (501 Bay Isles Rd) · Sarasota County Clerk of the Circuit Court · Official Records & NOC (2000 Main St) · Florida Statutes §713.135

Milton (2024), Helene & IanHow Milton's Siesta Key landfall, Helene, and Ian reshaped Sarasota County

2022 & 2024

October 9, 2024 Siesta Key Eyewall Plus Helene & Ian

  • October 9, 2024 Category 3 Milton made official landfall at Siesta Key (120 mph sustained), raking Sarasota, Venice, and North Port.
  • Thirteen days earlier on Sept 26, 2024, Helene flooded Siesta Key, St. Armands, Lido Key, Longboat Key, and Casey Key.
  • On Sept 28, 2022, Category 4 Ian pounded North Port and Venice for more than 10 hours.
  • From barrier-key condos to Wellen Park villas, local homes build to 150–160 mph wind pressures and 0.25 SHGC Low-E rules.

National Hurricane Center · Hurricane Milton Siesta Key Landfall Report (2024) · National Hurricane Center · Hurricane Helene Storm Surge Archive (2024) · National Hurricane Center · Tropical Cyclone Report: Hurricane Ian (2022)

Insurance, grants, and condosSarasota wind credits, grants, and condo/HOA rules

  • Insurance discount

    • Florida Statute § 627.0629 entitles owners to windstorm credits when every opening has rated impact glass.
    • After final sign-off, a licensed inspector signs Form OIR-B1-1802.
    • Covering windows, patio sliders, entry doors, and garage doors captures the full Opening Protection discount.
    Florida Statutes §627.0629

  • My Safe Florida Home

    Checked October 20, 2026

    Visit mysafeflhome.com for Sarasota County grant updates.

    • Coordinated through § 215.5586 for homesteaded single-family residences.
    • Opens with a no-charge state wind-mitigation home evaluation.
    • Awards $2 of state grant funds per $1 of homeowner spend up to $10,000.
    • Monitor mysafeflhome.com for new application cycles.
    MSFH support: is funding available?

  • Condo and HOA rules

    • Condo boards on Siesta Key, Longboat Key, Lido Key, Downtown Sarasota, and Venice Island follow § 718.113(5).
    • HOAs in Palmer Ranch, The Meadows, Wellen Park, and Venetian Golf regulate frame finish under § 720.3035(6).
    • We prepare every condo board, HOA ARC, and Venice HAPB submittal.
    Florida Statutes §718.113 Florida Statutes §720.3035

Estimates

The Real Cost

Calculate what this project will really cost you, and your return on investment.

Pick your windows

Add a count to see the average installed price.

Average installed price, estimate, for these common sizes. Other sizes and types are quoted after a free in-home measure. The project cost below fills in from your picks; change it if you have a quote.

Your numbers

The wind or hurricane part of your homeowners premium, shown on your declarations page.

Est. monthly payment

$0.00

As low as 8.99% APR for 20 years.

Est. insurance savings / mo

$0.00

Estimate only. Assumes 10% of your windstorm premium. Your insurer's Notice of Premium Discounts shows your actual credits.

Est. electric savings / mo

$0.00

Estimate. Assumes 12% of the monthly bill, ENERGY STAR's Southern-zone average for replacing single-pane windows with ENERGY STAR certified ones (about 8% from double-pane).

Est. real monthly cost

$0.00

Payment minus the insurance and electric savings.

Est. payback

0.0 years

Project cost divided by yearly insurance and electric savings.

Estimates only. The insurance and electric percentages are assumptions, not quotes. Actual savings depend on the insurer, the home, and usage. Not a guarantee. Financing is subject to credit approval.

How it works

From measure to walk-through

  1. Estimate

    We come to the house and measure for free. The quote is usually back within 24–48 hours.

  2. Sign the contract

    Nothing's agreed until you sign a written contract.

  3. Measurements

    Our estimator measures every opening and calculates design pressures for 150–160 mph ASCE 7-22 design wind speeds.

  4. Permit

    We file your permit packet with Sarasota County Accela (1001 Sarasota Center Blvd / 4000 S Tamiami Trl) or your municipal desk in Sarasota, Venice, North Port, or Longboat Key.

  5. Ordering materials

    Windows and doors get ordered to those measurements.

  6. Installation

    A licensed crew installs them, then walks the job with you.

  7. Final sign-off

    A municipal or county building inspector verifies anchors and NFRC/FL# stickers on site and enters final inspection approval.

1 / 7

Financing

Pay over time

12

Months

No interest if paid in full

10

Years

at 6.99% APR

20

Years

at 8.99% APR

Lenders

  • Sunlight Financial
  • Service Finance Company
  • Upgrade
  • Renew Financial

Get Qualified

12-month offer is deferred interest: if not paid in full by the end of the promotion, interest is charged back to the purchase date. Subject to credit approval.

Project films

Hear it from our customers

Reviews and licenses

Rated 4.8, licensed and insured

Google rating

4.8

4.8 on Google

What South Florida homeowners say about their new windows and doors.

Google profile
Read beyond our site

Profiles

Our business profiles on independent sites, plus the facts about our company.

Next step

Free estimate

We measure at the house for free. The quote is usually back within 24–48 hours. Nothing is agreed until you sign a written contract.

Get a quick quoteOr call 754-800-4115

Where we work

Sarasota County cities we serve

CallGet a quote