Manatee County today
| Typical value | |
|---|---|
| Single family house | $438,000 |
| Condo or townhome | $237,000 |
What this means
Manatee County home values slipped 2.3% in 12 months, now 14.3% below the Aug 2022 peak.
About 23% of homes sit in a FEMA high risk flood zone, where a mortgage requires flood insurance. Get a flood quote before you make an offer.
A specific house can rent above or below these figures, so pull rental comps for the address. Sources and method: how these figures are built.
Quick facts
| Manatee County | Compared with Florida | |
|---|---|---|
| Population, 2025 estimate | 468,200 | 2.0% of Florida |
| Growth since 2020 | 17.1% | +8.2 pts |
| Median home value | $391,400 | 9% higher |
| Median gross rent | $1,671 | about the same |
| Median household income | $78,457 | 5% higher |
| Owner occupied homes | 74.3% | +6.7 pts |
| Residents 65 and older | 28.5% | +7.2 pts |
| Average commute | 27 min | 2% lower |
| Homes built 2010 or later | 22.4% | +8.2 pts |
| Housing units permitted in 2025 per 1,000 residents | 23.5 | 209% higher |
| Veterans, share of adults | 9% | +1.6 pts |
| Median property tax paid | $3,047 | 12% higher |
| Average homeowners insurance with wind | $3,181 |
Census figures are 2020 to 2024 averages; see sources and methods.
Living in Manatee County
Compared with the rest of Florida, Manatee County has heavy building (23.5 new units per 1,000 residents in 2025); population growth of 17.1% since 2020 versus 8.9% for Florida; and an older population (28.5% age 65 or older).
County on the southern edge of Tampa Bay along the Manatee River, part of the North Port, Sarasota and Bradenton metro. Bradenton is the county seat, and the county dates to 1855.
Most people live in or around Bradenton, Lakewood Ranch and South Bradenton. Bradenton alone has about 57,014 residents.
What anchors the area
- Colleges: State College of Florida, Manatee-Sarasota (Bradenton)
- Economy: Bealls headquarters; Tropicana; Manatee County schools; State College of Florida; Lake Erie College of Osteopathic Medicine
- Known for: Sunshine Skyway Bridge; Gamble Plantation; Manatee River
With 28.5% of residents 65 or older, retirees shape demand here. In a typical year 4.4% of residents moved in from out of state, above the Florida rate of 2.9%.
Growth and where it is heading
Population went from 399,711 in April 2020 to 468,200 in July 2025 (17.1%; Florida 8.9%). The 2024 to 2025 change was +2.01%.
| 2025 building permits | Units |
|---|---|
| Single family | 7,014 |
| 2 to 4 units | 356 |
| 5 or more units | 3,645 |
| Total | 11,015 |
| Per 1,000 residents | 23.5 (well above Florida, 7.6) |
Newer housing dominates: 22.4% built since 2010. Ask about HOA and CDD fees on any new build; lenders count both. CDD fees explained
What the regional research shows
In June 2026 the Manatee single family median was $490,000, up 11.4%, and closed sales jumped 26.2%; condo prices were nearly flat at $310,000 (RASM via Sarasota Magazine). Anna Maria Island and Bradenton Beach are the county's vacation rental core.
More on corridors and rents: Tampa Bay investor guide.
Risks to price in
No direct landfalls here since 2000; inland wind and flood damage from passing storms is the main exposure.
Insurance runs about $265 a month here on average ($3,181 a year with wind, per state regulators).
Flood zone and elevation drive coastal insurance costs; check them per address.
Older stock (33.1% built before 1980) means insurers will look hard at roofs, wiring and plumbing. Insurance and inspections
High rise exposure: 9% of housing is in large buildings, where reserves and assessments decide financing. Condo financing
Flood, storms and jobs
| Manatee County | Florida | |
|---|---|---|
| Homes in a FEMA high risk flood zone | 37,749 (22.9%) | 13.3% |
| Homes with federal flood insurance | 28,439 (17.3%) | 13.7% |
| Insured share inside high risk zones | 43.3% | |
| Flood insurance claims since 2000 | 8,264, $633,511,502 paid | |
| Costliest flood events for insured homes | Hurricane Helene ($558,755,144); Hurricane Debby ($21,252,887); Hurricane Idalia ($16,120,143) | |
| Major federal disasters declared since 2000 | 18 (11 hurricane, 3 severe storm, 1 tropical storm) |
Federal flood policies in high risk zones get 25% off here, thanks to the county (unincorporated areas)'s CRS class 5 rating. Current map: 08/10/21.
Manatee County counted 121,840 private jobs in 2023; the largest sectors were retail (18%), health care and social assistance (14%), hotels and restaurants (13%). Hotels and restaurants hold 13% of those jobs (close to Florida's 13%).
Buying a home in Manatee County
| 2026 loan limit, one unit | Amount |
|---|---|
| FHA | $547,400 |
| Conforming (above this is jumbo) | $832,750 |
The median priced home fits under the FHA limit with room to spare. FHA limits
Price to income: 5.0x locally, 4.8x for Florida.
Loans made here in 2025
| Loan type | Loans | Share | Florida share | Average loan |
|---|---|---|---|---|
| Conventional | 9,440 | 74% | 72.2% | $397,662 |
| FHA | 2,290 | 18% | 17.8% | $368,533 |
| VA | 1,005 | 7.9% | 9.9% | $454,343 |
| USDA | 19 | 0.1% | 0.2% | $158,158 |
| Purpose | Share of 2025 loans |
|---|---|
| Home purchase | 66.3% |
| Cash out refinance | 9.2% |
| Rate and term refinance | 9.1% |
| Home improvement | 7% |
That is up 2.7% from 12,419 loans in 2024.
Loans that fit the local numbers
- Conventional: 74% of local loans.
- FHA: the $547,400 limit covers the typical $391,400 home.
- VA: veterans are 9% of adults (Florida 7.4%).
Down payment help and taxes
Statewide help is available through the Florida Housing Finance Corporation. Median property tax here: $3,047, or 0.78% of the median value. Homestead and tax caps
Investing in Manatee County
DSCR loans often price above this rate. Method. DSCR loans
Run your own numbers
Long term rentals
| Manatee County | vs Florida | |
|---|---|---|
| Renter occupied homes | 25.7% | -6.7 pts |
| Rent as share of renter income | 35.6% | +0.4 pts |
| Rental vacancy | 14.1% | +6.5 pts |
Vacancy is high; price rentals carefully.
Short term rentals
| Item | Here |
|---|---|
| County tourist tax | 6% |
| Plus state sales tax | 6% (plus any county surtax) |
| Homes held for seasonal use | 12.4% (+4.6 pts vs Florida) |
Before you underwrite nightly income, get the zoning and HOA answer in writing. State rules
Property types
| Housing stock | Share |
|---|---|
| Single family detached | 53.5% |
| Buildings with 5+ units | 19% |
| Manufactured homes | 13.7% |
| 2025 loans on 2 to 4 unit properties | 1.01% |
Largest cities and towns in Manatee County
Among places with at least 1,000 residents, Longboat Key has the highest median value ($1,022,100) and South Bradenton the lowest ($167,200); Bayshore Gardens shows the best rent to price ratio (9.96% gross).
| Place | Population | Median value | Median rent | Median income |
|---|---|---|---|---|
| Bradenton | 57,014 | $309,400 | $1,618 | $60,822 |
| Lakewood Ranch | 43,945 | $678,200 | $2,299 | $122,925 |
| South Bradenton | 25,990 | $167,200 | $1,244 | $48,315 |
| Bayshore Gardens | 18,131 | $181,400 | $1,506 | $44,958 |
| Palmetto | 13,588 | $313,400 | $1,366 | $62,621 |
| Memphis | 9,185 | $313,800 | $1,173 | $74,839 |
| Longboat Key | 7,539 | $1,022,100 | $3,501 | $158,030 |
| West Samoset | 7,429 | $212,800 | $1,407 | $54,352 |
| Samoset | 5,284 | $196,800 | $1,386 | $51,976 |
| Cortez | 5,205 | $392,200 | $1,894 | $79,895 |
Census places, including unincorporated communities. Linked places have their own guide.
Compare with neighboring counties
| County | Median value | Median rent | Growth since 2020 |
|---|---|---|---|
| Manatee County | $391,400 | $1,671 | 17.1% |
| DeSoto County | $174,100 | $932 | 9.1% |
| Hardee County | $153,600 | $962 | 2.4% |
| Hillsborough County | $371,500 | $1,667 | 7.8% |
| Polk County | $266,500 | $1,363 | 20.7% |
| Sarasota County | $411,800 | $1,818 | 10.6% |
Other Florida markets
Sources
- U.S. Census Bureau, American Community Survey 2020 to 2024 5 year estimates. 2020 to 2024.
- U.S. Census Bureau, Population Estimates, Vintage 2025. July 1, 2025.
- U.S. Census Bureau, Building Permits Survey, 2025 annual. 2025.
- FFIEC HMDA Data Browser, originated loans. 2025 and 2024.
- LendingTree: 2026 FHA loan limits in Florida by county (HUD figures). 2026.
- Florida Realtors: FHFA sets 2026 conforming loan limits. 2026.
- Florida Office of Economic and Demographic Research: 2026 local option tourist tax rates. 2026.
- Florida Office of Insurance Regulation, July 2026 Insurance Stability Unit report (average homeowners premium with wind, as of March 31, 2026). March 31, 2026.
- Freddie Mac Primary Mortgage Market Survey. week of October 22, 2026.
- Wikipedia: List of counties in Florida. checked October 2026.
- U.S. Census Bureau county adjacency file. 2024.
- Wikipedia county article and statewide lists (colleges, teams, airports); Florida Defense Support Task Force installation map. checked October 2026.
- Zillow Home Value Index (ZHVI), all homes, middle tier, smoothed and seasonally adjusted. September 2026.
- Federal Housing Finance Agency House Price Index (county annual, metro and state quarterly, all transactions). through Q2 2026.
- U.S. Census Bureau, Building Permits Survey, January to September 2026 and 2025. September 2026.
- FEMA OpenFEMA, NFIP Residential Penetration Rates. as of August 2026.
- FEMA OpenFEMA, FIMA NFIP Redacted Claims (2000 to 2026). as of September 2026.
- FEMA OpenFEMA, NFIP Community Status Book (Community Rating System class). August 2026.
- FEMA OpenFEMA, Disaster Declarations Summaries (2000 to 2026). October 2026.
- U.S. Census Bureau, County Business Patterns 2023. 2023.
- U.S. Census Bureau, ACS 2020 to 2024, median gross rent by bedrooms (B25031). 2020 to 2024.
- Hurricane landfalls: Wikipedia, List of Florida hurricanes (2000 to present). checked October 2026.
Estimates from public data; they change over time. General information, not investment, tax or legal advice, and not a loan offer. Methods and assumptions.