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Updated 2025 Tax Year

Manatee County
Property Tax Guide

Everything you need to know about property taxes in Manatee County, FL. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
0.99% average effective rate (varies by district - base county rate plus municipal, school, and special districts)
1st Due
Nov 1
Exemptions
6+ Available
Section 1

How Property Tax Works

Property taxes in Manatee County, Florida serve as the primary funding mechanism for essential local services including public schools, emergency services, parks and recreation, libraries, and county infrastructure maintenance. The county operates under Florida's property tax system, which features unique protections like the Save Our Homes amendment that caps annual assessment increases at 3% for homesteaded properties.

The effective property tax rate in Manatee County averages approximately 0.99%, which is below the national average of 1.08%. However, actual tax rates vary significantly by location within the county due to special taxing districts such as municipal boundaries, school districts, fire districts, and community development districts. Property owners may pay different rates depending on their specific location and the combination of taxing authorities that serve their area.

Property taxes are assessed based on just value (market value) as of January 1st each year, with various exemptions and assessment limitations available to qualified applicants. Most tax relief programs require annual application and are not automatically applied to your property.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate RateDescription
County General Fund4.2000 millsBasic county services, administration
School District4.5000 millsManatee County School District operations
Municipal Tax0.0000-8.0000 millsCity taxes (varies by municipality)
Fire District1.0000-3.0000 millsFire protection services (varies by district)
Library District0.4000 millsManatee County Public Library System
Special Districts0.0000-15.0000 millsCDD, water management, lighting districts
Total Effective Rate~9.90 mills (0.99%)Average across all areas

Rates shown are estimates for FY 2024-2025 tax year. One mill equals $1 per $1,000 of taxable value. Final rates vary significantly by specific location within Manatee County due to municipal boundaries and special taxing districts. Actual tax bills will show the specific millage rates for all taxing authorities serving your property.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Manatee County, property taxes are due in two installments:

First Installment
Nov 1
Delinquent after Dec 10
Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Manatee County are additional property tax assessments issued when there are changes to a property's assessed value during the tax year. Common triggers include change of ownership, completion of new construction, additions or major improvements to existing structures, or removal of exemptions that previously applied to the property.

Supplemental taxes are calculated based on the difference between the old assessed value and the new assessed value, multiplied by the applicable tax rate, and prorated for the remaining months in the tax year. For example, if a property's assessed value increases from $200,000 to $300,000 due to completed renovations in July, the supplemental tax would be calculated on the $100,000 increase for the remaining 6 months of the tax year.

Property owners receive a separate supplemental tax bill that is due within 30 days of the issue date. These taxes are in addition to the regular annual property tax bill and cannot be paid through existing escrow accounts unless specifically arranged with the mortgage servicer.

Example Calculation

Example 1: $300,000 Home with Homestead Exemption

  • Market Value: $300,000
  • Homestead Exemption: -$50,000
  • Net Taxable Value: $250,000
  • Annual Tax ($250,000 × 0.0099): $2,475
  • Monthly Escrow: $206

Example 2: $600,000 Home with Homestead Exemption

  • Market Value: $600,000
  • Homestead Exemption: -$50,000
  • Net Taxable Value: $550,000
  • Annual Tax ($550,000 × 0.0099): $5,445
  • Monthly Escrow: $454

Example 3: $1,000,000 Investment Property (No Homestead)

  • Market Value: $1,000,000
  • Exemptions Applied: $0
  • Net Taxable Value: $1,000,000
  • Annual Tax ($1,000,000 × 0.0099): $9,900
  • Monthly Escrow: $825

Note: Homestead exemption requires application and primary residence qualification. Actual rates vary by specific location within Manatee County due to special taxing districts. Additional exemptions may be available for seniors, veterans, or disabled persons but require separate applications.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Manatee County require property tax escrow accounts for borrowers with less than 20% down payment or those who choose the convenience of escrow. The lender collects monthly payments equal to 1/12 of the annual property tax bill along with your mortgage payment, holding these funds in a separate escrow account.

Property taxes in Florida are typically due with discounts available for early payment. The tax year runs from January 1 to December 31, with bills usually mailed in October and due by March 31 of the following year. Lenders generally pay the taxes in November or December to capture early payment discounts, which can save 1-4% depending on payment timing.

Property owners should verify their escrow payments annually when tax bills are issued, as changes in assessed value or tax rates may require escrow adjustments. Contact your mortgage servicer immediately if you receive supplemental tax bills, as these typically require separate payment and are not covered by existing escrow calculations. You can monitor your property's assessed value and tax history through the Manatee County Property Appraiser's website to anticipate potential escrow changes.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are property taxes due for the current fiscal year? A: For FY 2024-2025, property taxes are due by March 31, 2025. Early payment discounts are available: 4% in November, 3% in December, 2% in January, and 1% in February.

Q: What tax credits are available and how do I apply? A: Homestead exemption (up to $50,000) requires application by March 1st annually for primary residences. Additional credits include Senior exemption, Veteran disability exemption, and Widow/Widower exemption. All require separate applications through the Manatee County Property Appraiser's office and are NOT automatic.

Q: How does the Homestead exemption work? A: Homestead provides two benefits: up to $50,000 exemption from taxable value, and Save Our Homes protection limiting annual assessment increases to 3% or inflation (whichever is lower). You must apply by March 1st and the property must be your primary residence as of January 1st.

Q: When are properties assessed and how can I appeal? A: Properties are assessed annually as of January 1st. TRIM notices are mailed in August showing proposed values. You can appeal through the Value Adjustment Board by filing a petition within 25 days of receiving your TRIM notice.

Q: What are the penalties for late payment? A: A 3% penalty is added on April 1st, with an additional 1.5% charged each month thereafter. Properties become subject to tax certificate sale if taxes remain unpaid by June 1st.

Q: Can I pay property taxes online? A: Yes, Manatee County offers online payment through the Tax Collector's website at manateeclerk.com. Credit card, debit card, and electronic check payments are accepted with applicable convenience fees.

Q: Why do tax rates vary within Manatee County? A: Tax rates depend on your location's combination of taxing authorities including municipal boundaries, fire districts, lighting districts, and community development districts (CDDs). Properties in incorporated cities pay additional municipal taxes, while some areas have special assessments for infrastructure or services.

Q: What happens if my property value increases significantly? A: Non-homesteaded properties pay taxes on full market value increases. Homesteaded properties benefit from Save Our Homes protection, limiting assessment increases to 3% annually regardless of market value growth, providing significant tax savings in appreciating markets.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
Manatee County Property Taxnacdashboard.nara.gov
02
State
Real Estate Detailsmanateepao.gov
03
State
Real Estate Detailsmanateepao.gov
04
County
Manatee County Property Taxesnacdashboard.nara.gov
05
County
Manatee County Property Appraiser Important Datesmanateepao.gov
06
Tangible Personal Propertymanateepao.gov
07
Exemptions Formsmanateepao.gov
08
State
Real Estate Detailsmanateepao.gov
09
Bill Actions for 6/16/2025 - The Florida Senateflsenate.gov
10
words underlined are additions. hb1161-00 Page 1 of 149 ...flsenate.gov
All sources verified as of 2025 Tax Year

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