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County in Florida

Manatee County, Florida

Manatee County, in Florida, has 429,792 residents: No. 15 of 67 by population. Manatee County has an FHA limit of $547,400 for one-unit homes. The typical home value here is $391,400. HUD's Fair Market Rent for a 2-bedroom apartment is $2,188 a month; to pay it without spending more than 30% of your income, you need to earn about $42.08 an hour.

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  • Typical home price

    $391,400

    +9% vs. Florida +18% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Manatee
    • Florida
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $2,188 a month

    +12% vs. Florida +25% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Manatee
    • Florida
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $547,400

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Manatee
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.78% of value per year

    +3% vs. Florida −17% vs. U.S.

    $3,047 a year for the typical owner

    • Manatee
    • Florida
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$408,269
2.5% less than 12 months ago
Typical rent
$2,031 a month
about the same as 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Manatee County today?

The monthly payment on a typical home with FHA would be about $3,194, that is, 49% of the typical household income in Manatee County. For that payment to be 28% of income, a household would need to earn about $136,888 a year; the typical income here is $78,457. Here 74% of households live in a home they own; across Florida it is 68%. This is a high-cost area for FHA: the limit is above the national floor.

Renting is a stretch: 61% of renters put 30% or more of their income toward housing. There are 4 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data); HUD (Retrieved November 6, 2026).

Only here

What sets Manatee County apart

  1. Among the neighboring counties, Hardee County has the lowest typical home value ($153,600), 61% below the $391,400 in Manatee County.

  2. 23% of homes in Manatee County (37,749) are in FEMA's high-risk flood zone, and only 43% of those carry NFIP flood insurance.

  3. Nearby, in DeSoto County, the typical rent is $932: 44% less than in Manatee County ($1,671).

  4. From 2020 to 2025, home prices in Manatee County rose 66% on FHFA's index, faster than in Florida (60%).

Sources: U.S. Census Bureau (Average 2020–2024); FEMA (As of August 3, 2026); FHFA (2025 data).

The homes here

Housing in Manatee County

What homes there are in Manatee County, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Manatee County, 5 in 10 homes are single-family detached houses, about the same as in Florida.

In Manatee County there are many mobile homes: 14% of homes; in Florida, 8%.

Year built

The typical year built in Manatee County is 1991, about the same as in Florida (1988).

There are fewer big homes in Manatee County than in Florida: 52% have 3 bedrooms or more, against 56%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

About 71% of owner-occupied homes in Manatee County are worth less than the FHA loan limit for this county ($547,400).

Monthly rent with utilities

By rent, most homes in Manatee County cost less than HUD's 2-bedroom fair market rent ($2,188): about 75%.

With a mortgage

$2,079 a month

Florida: $1,959 a month

Without a mortgage

$706 a month

Florida: $673 a month

Owners with a mortgage

51%

Florida: 56%

In Manatee County, 51% of owners have a mortgage, and their typical cost is $2,079 a month, against $1,959 in Florida. Without one it drops to $706.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Much as in Florida, the typical home value in Manatee County rose 64% since 2015–2019.

Rents in Manatee County rose faster than in Florida: 46% since 2015–2019, against 42%.

Housing prices ran ahead of income in Manatee County: typical income rose 33%, against +64% for home values and +46% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureManatee CountyFloridaUnited States
Rental vacancy 14.1%7.6%5.5%
Homeowner vacancy 2.0%1.4%0.9%
More than one person per room 2.5%3.3%3.4%
People per household 2.402.512.53
Drive alone 70%70%69%
Carpool 10%9%9%
Public transit 0%1%3%
Walk or bike 2%2%3%
Work from home 16%16%15%
Other means 2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

The rental vacancy rate in Manatee County is 14.1%, higher than in Florida (7.6%).

Much as in Florida, 2.5% of households in Manatee County have more than one person per room.

A household in Manatee County has 2.40 people on average, about the same as in Florida (2.51).

The car rules in Manatee County: 70% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in Manatee County?

A typical home costs more than the typical income allows

We start with a typical home of $391,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income here, which is $78,457 a year. For that payment to be 28% of income, a household would need to earn about $136,888 a year.

Your numbers

Local data
$

Starts at the typical home value in Manatee County. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $13,699 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,194

at 7.18% · 30 years

Loan amount
$384,311
Total interest
$552,933
Paid off in
November 2056

Includes $6,610 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,831 a month

  • Tight

    $1,831 to $2,354 a month

  • Hard

    more than $2,354 a month

    Your payment · 49%

Compared with the typical household income in Manatee County ($78,457 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,194
Principal & interest$2,603
Property tax$254
Home insurance$163
FHA mortgage insurance (MIP)$173

You need at least $13,699 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in Manatee County

Here you'll see how prices have changed, how Manatee County compares with Florida and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Manatee County rose 130% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Florida United States
In 2025 −3.0% −0.5% +2.9%
5 years (2020–2025) +66% +60% +47%
10 years (2015–2025) +130% +127% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Manatee County compared with Florida and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Manatee $391,400
  • Florida $359,000
  • United States $332,700
Typical rent a month
  • Manatee $1,671
  • Florida $1,669
  • United States $1,413
Typical household income a year
  • Manatee $78,457
  • Florida $74,568
  • United States $80,734
See the full table
Manatee compared with Florida and the United States
MeasureHereFloridaU.S.
Residents429,79222,416,077334,922,499
Typical home value$391,400$359,000$332,700
Typical household income$78,457$74,568$80,734
Typical rent$1,671$1,669$1,413
Fair Market Rent (2 bedrooms)$2,188$1,962$1,750
Hourly wage to rent a 2-bedroom$42.08$37.73$33.65
Typical property tax$3,047$2,730$3,119
Effective tax rate0.78%0.76%0.94%
Households that own their home74%68%65%
Renters spending 30% or more on rent61%60%51%
FHA limit (1 unit)*$547,400$541,287$541,287

FHA limit: Florida shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Manatee County

For a typical $391,400 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,194 $13,699 $384,311 7.18% FHA MIP · $173 $25,441 580
Conventional, 5% down $3,122 $19,570 $371,830 7.18% PMI · $186 $31,312 620*
Conventional, 20% down, no PMI $2,539 $78,280 $313,120 7.18% None $90,022 620*
ITIN, 15% down (example) $2,901 $58,710 $332,690 8.18% None $70,452 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

Everything about buying in Manatee County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Manatee County are above the national floor. The limit is set for the whole metro area (North Port-Bradenton-Sarasota, FL). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $547,400 $832,750
2 units $700,750 $1,066,250
3 units $847,050 $1,288,800
4 units $1,052,700 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Manatee County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Manatee County, the typical owner pays $3,047 a year: about 0.78% of the home's value. That is close to the rest of Florida and less than the national average.

  • Manatee 0.78%
  • Florida 0.76%
  • United States 0.94%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Is there a flood risk?

According to FEMA, in Manatee County 23% of homes (37,749) are in a high-risk flood zone. Of those homes, 43% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Manatee County

The natural hazards FEMA measures in Manatee County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In Manatee County, FEMA rates the natural hazard risk as relatively high.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in Manatee County from all natural hazards is $255 million, counting buildings, people and crops.

For homes and buildings, the costliest hazard here is hurricane, at about $138 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. HurricaneVery high $138 million a year
  2. Inland floodingRelatively high $49.6 million a year
  3. Coastal floodingVery high $15 million a year
  4. TornadoRelatively high $6.6 million a year
  5. WildfireRelatively moderate $1.1 million a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Manatee County in zone 2A: hot and humid.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Winter

    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$24.97$18.23 and $35.85
Plumbers, pipefitters and steamfitters$27.96$19.28 and $36.46
Heating, air conditioning and refrigeration mechanics$28.40$18.16 and $37.62
Roofers$23.49$14.22 and $36.03
Carpenters$25.00$18.11 and $34.46
Painters, construction and maintenance$23.30$17.87 and $24.36
Maintenance and repair workers, general$22.63$16.44 and $31.62

According to BLS, an electrician earns about $24.97 an hour in the North Port-Bradenton-Sarasota, FL area; a plumber, about $27.96.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Manatee County

The typical rent in Manatee County is $1,671 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

61% of renter households in Manatee County spend 30% or more of their income on housing. 31% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,749 $33.63 $69,960
1 bedroom $1,876 $36.08 $75,040
2 bedrooms $2,188 $42.08 $87,520
3 bedrooms $2,775 $53.37 $111,000
4 bedrooms $3,309 $63.63 $132,360

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in Manatee County

Programs and counseling in Manatee County

There are 2 HUD-approved housing counseling agencies in Manatee County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A public-housing building with green awnings and palm trees in Miami, Florida.

HUD counseling is free or low-cost

Florida down payment programs

  1. Florida Assist (FL Assist)

    Florida Housing second loan with no interest and no monthly payments, repaid when you sell or refinance

    First-time buyers only. Run by Florida Housing Finance Corporation.

    Deferred Verified November 5, 2026

  2. Florida Homeownership Loan Program (FL HLP) Second Mortgage

    Florida Housing second loan for the down payment, with monthly payments over 30 years

    First-time buyers only. Run by Florida Housing Finance Corporation.

    Repayable Verified November 5, 2026

  3. HFA Preferred and HFA Advantage PLUS Second Mortgage

    Florida Housing forgivable second loan, only with its conventional mortgages

    First-time buyers only. Run by Florida Housing Finance Corporation.

    Forgivable Verified November 5, 2026

Which programs do I qualify for? See all Florida programs

Help in Spanish in Manatee County

1 of the 2 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

  • Manatee County Housing Authority Public housing and Section 8 vouchers (941) 756-3974
  • Housing Authority of the City of Bradenton Public housing and Section 8 vouchers (941) 748-5568

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Manatee County. The full list is on the Florida counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • Step Up Suncoast, Inc. F/K/A Manatee Community Action Agency, Inc.

    6428 Parkland Dr, Sarasota · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 4 more
    (941) 827-0118

  • Rooted Communities, Inc.

    8466 Lockwood Ridge Rd, Sarasota

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 1 more
    (941) 809-2231
See every agency in Florida

Places

Cities in Manatee County

Each city has its own page with prices, rents and help. These are the largest.

See all 11 cities of Manatee County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Manatee County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Manatee County in 2026?

Manatee County has an FHA limit of $547,400 for a one-unit home. For 2 units it's $700,750, for 3 it's $847,050 and for 4 it's $1,052,700. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Manatee County?

Manatee County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Manatee County?

The typical home value in Manatee County is $391,400 (Average 2020–2024, U.S. Census). Across Florida it's $359,000.

How much does it cost to rent in Manatee County?

Manatee County has a typical rent of $1,671 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $2,188 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Manatee County?

About $42.08 an hour working full time (2,080 hours a year), or $87,520 a year, so the fair market rent of $2,188 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).