Frances Carlton Condominium
1221 N. Palm Avenue – Sarasota, Florida
Frequently Asked Questions
Why does the gate in front say “Frances Carlton Apartments” if these are condominiums?
The name on the gate reflects the historic name of the building, which was originally built as apartments and remained as such through the building’s official designation on the National Register of Historic Places in 1984, until conversion to a condominium in 2001. “Carlton” and “Frances” were the first names of the original owner and his wife.
As a 100-year-old building, is the Frances Carlton still structurally sound?
The Frances Carlton is the very first condominium in the entire state of Florida to have passed an officially designated Phase 1 Milestone Inspection — the type of periodic structural inspection mandated by a new state law starting in 2022 for all older condominium buildings. This recent structural inspection was conducted by the highly-regarded, statewide engineering company, Karins Engineering Group. The Karins inspection report on our building, dated June 3, 2022, also references several other recent maintenance projects completed at the Frances Carlton — such as new stucco over much of the building and the painting of the entire exterior in 2022, and the installation of a new roof in 2019. The swimming pool was resurfaced in 2021. Along with its very quick action in response to the new structural inspection law — and the fact that its Reserve Accounts for 2023 are fully-funded — these are a few examples of the Frances Carlton Board of Director’s commitment to maintaining this beautiful, historic building.
How much are the HOA fees and when are they due?
For 2024, the Quarterly HOA assessments for 1-bedroom units range from $2997 to $3287. For the 2-bedroom units the range is $5104 to $6334.
Are there any units at the Frances Carlton Condominium currently for sale?
Yes, two units are currently listed for sale. Unit #303, a third-floor 1-bedroom facing Palm Avenue, is listed at $399,500. Unit #206, a second-floor 1-bedroom, is listed at $459,000.
The most recent sale was in October 2023 for Unit #101, a 2-bedroom/1-bath for $620,000. In June 2022 a 1-bedroom unit sold for $475,000. Because of its small size (20 units), unique charm and great location, units at the Frances Carlton are often in demand but not available. However, it is well-worth checking online real estate listings on a regular basis.
Does the building have an elevator?
No, there is no elevator in the building. Two sets of stairways reach the second and third floors.
Do the units have assigned parking spaces?
Yes, each unit has one assigned parking space, with access to a gated lot directly behind the building on First Street. There is no onsite parking for guests or contractors.
Are pets allowed?
Yes, owners are allowed to have up to two pets, limited to dogs, cats, and small birds. A tenant may have up to two pets with the written consent of the owner, but limited to cats and birds.
Is smoking allowed?
No. The Frances Carlton is a smoke-free condominium. Smoking is prohibited in the individual units, within the common areas of the building, and on the grounds. This prohibition will also apply to the smoking or vaping of marijuana, should such be legalized in Florida at any time.
Is the pool heated?
No, it is not — except by the sun.
May owners rent out their unit?
Yes, with a minimum lease period of one year.
May owners renovate their unit, such as a kitchen or bathroom remodel, or installing new flooring or closets?
Yes, this may be done upon the approval of the project plan that must be submitted to the Board of Directors, along with a refundable $5,000 security deposit against damage to the common elements. There is a set of rules for contractors, etc. that must be signed and followed, such as ensuring that only the back doors are used, that lobby, stairway and hallway floors are covered, etc. There is no onsite manager to provide contractor access to a unit, so this is the responsibility of the individual owner.
What proportion of the units are owner-occupied versus rented?
About 90% of the units are owner-occupied, split approximately evenly between those that are resided in on a full-time basis and those used as a part-time vacation home by the owner. Generally, there are just a couple of rentals.
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