Development Pipeline
What’s Being Built
in Sarasota & Manatee
Every development the two counties have approved or are currently reviewing, homes and commercial both, taken straight from their own planning records. Portals show you what is for sale today. This is what is coming, and it is public record that almost nobody bothers to read.
60,925
Homes in the pipeline
Across 125 projects in both counties, approved and under review.
2,022,984
Sq ft commercial
Shops, restaurants and retail space permitted or requested.
967,878
Sq ft office
Office and medical space, which is where the jobs follow the rooftops.
285,550
Sq ft industrial
Warehousing and light industrial, mostly along the interstate corridor.
Read this before the numbers
An approval is permission to build, not a building. Developers hold approvals for years, sell them, scale them down, or walk away entirely, and plenty do. Everything below is what the counties recorded as asked for or permitted. For what has actually been completed, the community pages on this site carry build years read off the tax roll, which only records buildings that exist.
County by county
The two counties record development differently, so they are kept apart rather than blended. Sarasota breaks out commercial, office and industrial floor area separately. Manatee records a single figure per project, which is dwelling units on residential projects and square feet on everything else.
Sarasota County
- Approved
- 17,902 homes across 36 petitions the Board of County Commissioners has approved since 2023, plus 1,214,709 sq ft of commercial, 260,000 of office and 35,550 of industrial.
- Under review
- 9,946 homes requested across 15 petitions still being decided, with 674,143 sq ft of commercial, 707,878 of office and 250,000 of industrial alongside them.
Manatee County
- Approved
- 27,472 homes across 56 approved General Development Plan projects, plus 129,032 sq ft of non-residential space.
- Under review
- 5,605 homes across 18 projects still pending, plus 5,100 sq ft of non-residential space.
Manatee’s mixed-use projects carry one figure with no stated unit, so those are listed without a quantity rather than guessed at.
The biggest residential projects
Ranked by the number of homes the county records. A handful of these are large enough to change the character of their corner of the county on their own.
| Project | County | Homes | Sq ft | Acres | Status |
|---|---|---|---|---|---|
| 3H Ranch9900 Lorraine Road, Sarasota | Sarasota | 6,576 | 370,000 | 2,727 | Approved |
| Taylor Ranch | Manatee | 5,820 | - | - | Approved |
| Palmer Ranch East 2050 CPAEast of I-75, Sarasota | Sarasota | 5,800 | 1,480,000 | 2,355 | Under review |
| East River Ranch | Manatee | 5,378 | - | - | Approved |
| Azario Esplanade / LWR 1000 | Manatee | 3,926 | - | - | Approved |
| Skye Ranch VPD Zoning AmendmentSouth of SR 72 (Clark Road), East of Lorraine Road, Sarasota | Sarasota | 3,450 | 300,000 | 696 | Approved |
| Hi-Hat Village 1North of SR-72, South of Fruitville Road, and East of Lorraine Road, Sarasota | Sarasota | 3,000 | - | 2,271 | Under review |
| Lorraine Lakes / Woodlands | Manatee | 1,500 | - | - | Approved |
| Star Farms / LWR Northeast 700 | Manatee | 1,500 | - | - | Approved |
| Lakewood Ranch Southeast Project Area 2 Rezone8298 University Parkway, Sarasota | Sarasota | 1,400 | - | 548 | Approved |
| LWR SE Rezone - Project Areas 1, 6, and 7University Parkway, Sarasota | Sarasota | 1,399 | - | 1,746 | Approved |
| The Aviary | Manatee | 1,335 | - | - | Approved |
| Del Webb At LWR | Manatee | 1,300 | - | - | Approved |
| PALM GROVE (fka SR 64 N LARGE SCALE) | Manatee | 1,263 | - | - | Approved |
| Sawgrass Ridge | Manatee | 1,112 | - | - | Under review |
The commercial side
This is the half nobody publishes, and for a buyer it may matter more than the housing counts. A new community thirty minutes from a grocery store is a different proposition once the shopping centre, the medical offices and the employers are permitted around it. These are the largest non-residential approvals and requests on record.
| Project | County | Homes | Sq ft | Acres | Status |
|---|---|---|---|---|---|
| Palmer Ranch East 2050 CPAEast of I-75, Sarasota | Sarasota | 5,800 | 1,480,000 | 2,355 | Under review |
| 3H Ranch9900 Lorraine Road, Sarasota | Sarasota | 6,576 | 370,000 | 2,727 | Approved |
| Palmer Ranch Parcel 6CHonore Avenue, State Road 681, and I-75, Sarasota | Sarasota | - | 350,000 | 115 | Approved |
| Skye Ranch VPD Zoning AmendmentSouth of SR 72 (Clark Road), East of Lorraine Road, Sarasota | Sarasota | 3,450 | 300,000 | 696 | Approved |
| Home Depot #255 Cattlemen SE Amendment4111 Cattlemen Road, Sarasota | Sarasota | - | 143,119 | 14 | Approved |
| Honore Vista - BDCP Major Modification1115 Twin Laurel Boulevard, Nokomis | Sarasota | 421 | 90,000 | 32 | Approved |
| Bee Ridge StorageSouthwest corner of Bee Ridge Road and Shade Avenue, Sarasota | Sarasota | - | 85,000 | 1 | Approved |
| Nolen Estates3106 E Venice Avenue, Unit # 101 Venice | Sarasota | - | 72,568 | 10 | Under review |
| Hyundai of Venice200 Jacaranda Boulevard, Venice | Sarasota | - | 66,000 | 17 | Under review |
| PDS Facility One Stop Center840 Apex Road, Sarasota | Sarasota | - | 50,000 | 7 | Approved |
Still being decided
Petitions the counties have not ruled on yet. These are the ones worth watching: they are early enough that the outcome is genuinely open, and close enough that they will be decided within the time most people take to buy a house.
| Project | County | Homes | Sq ft | Acres | Status |
|---|---|---|---|---|---|
| Palmer Ranch East 2050 CPAEast of I-75, Sarasota | Sarasota | 5,800 | 1,480,000 | 2,355 | Under review |
| Hi-Hat Village 1North of SR-72, South of Fruitville Road, and East of Lorraine Road, Sarasota | Sarasota | 3,000 | - | 2,271 | Under review |
| Sawgrass Ridge | Manatee | 1,112 | - | - | Under review |
| RIVERSONG / LAZY C RANCH GDP / LDA (fka SHADOWBROOK) | Manatee | 1,100 | - | - | Under review |
| Amara | Manatee | 606 | - | - | Under review |
| Artistry of SarasotaWebber Road, Sarasota | Sarasota | 600 | - | 22 | Under review |
| Firethorn | Manatee | 396 | - | - | Under review |
| SR 64 Patel / Mixed Use Apts. | Manatee | 350 | - | - | Under review |
| Rye Crossing PH. 2,3,4 / Rutland | Manatee | 336 | - | - | Under review |
| SR 62 RV Park | Manatee | 324 | - | - | Under review |
| The Crossing At Palm Aire | Manatee | 315 | - | - | Under review |
| Penler SR 64 Rezone / CPA | Manatee | 300 | - | - | Under review |
| Lakewood Ranch SE Project Area 413011 Fruitville Road, Sarasota | Sarasota | 299 | - | 147 | Under review |
| BROADLEAF fka GAMBLE CREEK FARMS | Manatee | 266 | - | - | Under review |
| Woodland Preserve / Sm Ranch LDA / GDP | Manatee | 220 | - | - | Under review |
| Estates At Rivers Edge / Twin Rivers Estates | Manatee | 125 | - | - | Under review |
| Tramore Preserve Rezone7362 Baxley Lane, Sarasota | Sarasota | 108 | - | 54 | Under review |
| SOLETA (fka MYAKKA VILLAGE) | Manatee | 93 | - | - | Under review |
| The Venetian2791 Jacaranda Boulevard (Jacaranda Boulevard and Englewood Road), Venice | Sarasota | 84 | - | 7 | Under review |
| Hyundai of Venice200 Jacaranda Boulevard, Venice | Sarasota | - | 66,000 | 17 | Under review |
| Mangrove Cove | Manatee | 44 | - | - | Under review |
| The Enclave at Spanish Point141 Bayview Lane, Osprey | Sarasota | 22 | - | 2 | Under review |
| Secluded Gem121 Christie Ave, Sarasota | Sarasota | 20 | - | 3 | Under review |
| Seagrass Pointe | Manatee | 18 | - | - | Under review |
| Witt Park EnclaveW Cowles Street, Englewood | Sarasota | 12 | - | 3 | Under review |
| Bright Beginnings Day Care / Pre School1751 Cattlemen Road, Sarasota | Sarasota | - | 5,643 | 1 | Under review |
| Cirque Italia Palmetto Gateway | Manatee | - | 5,040 | - | Under review |
| Lena Lane Tower1500 Lena Lane, Sarasota | Sarasota | - | 2,500 | 10 | Under review |
| Albee Farm Road Zone Correction851 Albee Farm Road N, Laurel | Sarasota | 1 | - | 2 | Under review |
| Rehab Hospital -53RD Ave | Manatee | - | 60 | - | Under review |
| Lambert Place Office / Indoor Car Storage Facility3866 Clover Lane, Sarasota | Sarasota | - | 5,310 | - | Under review |
| Nolen Estates3106 E Venice Avenue, Unit # 101 Venice | Sarasota | - | 72,568 | 10 | Under review |
| Ft. Hamer Commons / Travis 55 | Manatee | - | - | - | Under review |
Where this comes from
Two public services, published by the counties themselves: Sarasota County’s active and closed petition layers, and Manatee County’s General Development Plan project layer. Both were last read on 2026-10-02. No listing data and no MLS information is involved in any of it.
Denied, withdrawn and voided petitions are excluded throughout, because a rejected petition is not a pipeline. Petitions carrying no quantities, which are usually boundary corrections rather than development, are left out as well. Where a single project is recorded as two overlapping shapes, it is counted once.
One thing worth stating plainly, because it is the easiest way to misread this page: these records describe permission, not construction. The companion to this page is the county tax roll, which records buildings that exist and nothing else, and which feeds the recorded sale prices and build years on every community page on this site.
Quick answers
How many new homes are approved or under review in Sarasota and Manatee County?
The two counties' planning records currently account for 60,925 dwelling units across 125 projects. Roughly 45,374 of those sit in projects the counties have already approved, and about 15,551 are in petitions still under review. An approval is permission to build, not a building: projects get approved and never built, built years later, or built smaller than approved.
Does an approved development mean the homes are actually being built?
No. Approval is permission. A developer can hold an approval for years, sell it, scale it down, or walk away, and plenty do. The county records what was permitted, not what was delivered. For what has actually been completed, the community pages on this site carry build years read straight off the tax roll, which only records buildings that exist.
Is commercial development included, or only housing?
Both. The Sarasota records break out commercial, office and industrial floor area separately, which currently totals about 2,022,984 square feet of commercial, 967,878 of office and 285,550 of industrial across approved and pending petitions. That matters to a home buyer more than it sounds: whether shops, medical offices and employers are coming is a large part of whether a brand-new community is somewhere you want to live in five years.
Where does this information come from?
Directly from each county's own public planning service: Sarasota County's active and closed petition layers, and Manatee County's General Development Plan project layer. Both are public records published by the counties themselves. This page was last refreshed from them on 2026-10-02. No listing data or MLS information is involved.
Why is a development I have heard about not on this list?
Most often because it has not been formally applied for yet. A project can be announced, marketed, or widely discussed long before a petition reaches the county, and until it does there is no public record to cite. Projects that were denied, withdrawn or voided are also excluded here, because a rejected petition is not a pipeline.
Thinking about buying near one of these?
Tell me which area you are looking at and I will tell you what is approved around it, what is still being argued over, and what that is likely to mean for the house you are considering.
Or call or text (941) 350-0224.