Manatee County Property Tax Appeal — Florida

Rob Hartley·Updated February 27, 2026

Manatee County is located on Florida's Gulf Coast with Bradenton as its county seat and largest city. As of 2020, the county had a population of approximately 399,710 residents, with a 2026 estimated population of 486,142. The county's median home value of $360,505 is significantly higher than the state median, and property taxes can vary considerably across the county. With a median effective tax rate of 0.92%, Manatee County sits below the national median of 1.02%, but the median annual property tax bill of $2,985 is above the national median of $2,400, making property tax appeals an important consideration for homeowners seeking to ensure fair assessments.

Notable cities: Bradenton, Palmetto, Anna Maria, Holmes Beach, Bradenton Beach, Lakewood Ranch

Median Home

$360,505

Tax Rate

0.92%

Annual Tax

$2,985

Population

486,142 (2026 estimate)

2026 Appeal Deadline: 25 days from the TRIM notice mailing date (typically in August, with deadline in early-to-mid September)

Florida law requires property tax appeals to be filed within 25 days from the date the TRIM (Truth in Millage) notice is mailed, not from when you receive it. TRIM notices are typically mailed in August, making the deadline fall in early-to-mid September. For 2025, the deadline was September 12, 2025. The exact deadline is printed on your TRIM notice. Missing this deadline means you cannot appeal until the following year.

Property in Manatee County, Florida — local tax assessment and appeal guide

How Manatee County Assesses Property

100%of market value

Assessed by: Manatee County Property Appraiser

Assessment cycle: annual

Notices typically mailed: August (TRIM notices)

In Florida, properties are assessed at 100% of market value as of January 1 each year. This means if your home's market value is $360,505 (the county median), your assessed value would be $360,505 before any exemptions. At Manatee County's effective tax rate of 0.92%, this results in approximately $3,317 in annual property taxes. However, homeowners with the standard homestead exemption reducing assessed value by up to $50,000 would see significantly lower tax bills, demonstrating why understanding the assessment process and applying for all eligible exemptions is crucial.

The Appeal Process

Appeals are heard by the Value Adjustment Board (VAB). The VAB consists of two County Commissioners, one School Board Member, and two citizen members. In counties with populations over 75,000, Special Magistrates are appointed to hear testimony and make recommendations. Hearings are professional but not intimidating, typically lasting 15-30 minutes, where both you and the Property Appraiser present evidence for an independent decision.

Review your TRIM notice carefully when it arrives in August and note the exact appeal deadline (25 days from mailing date)

Request an informal review with the Manatee County Property Appraiser's office by calling (941) 748-8208 to discuss your concerns and potentially resolve the issue without a formal petition

If the informal review doesn't resolve your concerns, file a formal petition (Form DR-486) with the Value Adjustment Board through the Clerk of the Circuit Court within the 25-day deadline, including the $50 filing fee

Gather supporting evidence including comparable property sales data, photos of property conditions, recent appraisals, repair estimates, or documentation of assessment errors

Attend your Value Adjustment Board hearing before a Special Magistrate, where you'll present your evidence and the Property Appraiser will present their case (hearings typically last 15-30 minutes)

Receive the VAB's decision; if denied, you may file a re-appeal or pursue further administrative appeals

If all administrative appeals are exhausted and you still disagree, you can appeal to Florida Circuit Court under Florida Statute 194.171 within the applicable deadline

Required form: Real Property Petition (DR-486) with Information Sheet

Filing Methods

online:Contact the Clerk of the Circuit Court or Property Appraiser's office for online filing availability

mail:Mail to: Clerk of the Circuit Court, Value Adjustment Board Clerk, 1115 Manatee Avenue West, Bradenton, FL 34205

in-person:Deliver to: Clerk of the Circuit Court, 1115 Manatee Avenue West, Bradenton, FL 34205

Evidence to Bring

Recent sales data of comparable properties in your areaPhotos documenting property defects, damage, or condition issuesProfessional appraisal reports or repair estimatesDocumentation of errors in property records (incorrect square footage, wrong number of bedrooms, etc.)Any other evidence showing your property is overvalued compared to similar homes

Manatee County Assessor Contact

Manatee County Property Appraiser

Phone: (941) 748-8208

Address: 915 4th Avenue West, Bradenton, FL 34205

Website: https://www.manateepao.gov/

Online Portal: https://ofa.manateepao.gov/ApplyOnline

Hours: Monday-Friday, 8:30 AM to 5:00 PM

Tax Exemptions in Manatee County

Homestead Exemption

Up to $50,000 ($25,000 applies to all property taxes; second $25,000 applies only to non-school taxes)

The primary property tax exemption for Florida residents who occupy a property as their permanent residence

Eligibility: Must own and occupy the property as your permanent residence as of January 1 of the tax year; must be a Florida residentDeadline: March 1

Low Income Senior Exemption

$25,000 exemption from county millage (some cities including Anna Maria, Longboat Key, Bradenton Beach, and Holmes Beach also offer an additional $25,000 exemption from city millage)

Additional homestead exemption for qualifying seniors aged 65 and over with limited household income

Eligibility: Must be 65 years or older as of January 1; must have regular homestead exemption; total household adjusted gross income must meet statutory limitsDeadline: March 1 (application); June 1 (income documentation)

Disabled Veterans Exemption

Varies based on disability percentage; veterans with 100% permanent service-connected disability may receive total exemption

Property tax exemption for veterans with service-connected disabilities

Eligibility: Must be a veteran with service-connected disability as determined by the U.S. Department of Veterans AffairsDeadline: March 1

Widow/Widower Exemption

Up to $500 additional exemption

Additional exemption available to surviving spouses who meet specific eligibility requirements

Eligibility: Must be the unremarried surviving spouse of a deceased person who had homestead exemption at time of deathDeadline: March 1

Disability Exemption

Up to $500 additional exemption

Additional exemption for homeowners with qualifying total and permanent disabilities

Eligibility: Must be totally and permanently disabled; must have homestead exemptionDeadline: March 1

Official Resources

Manatee County Property Appraiser Official Website →

Access property records, file for homestead exemption online, review assessment notices, and find contact information for the Property Appraiser's office.

Manatee County Value Adjustment Board (VAB) →

File property tax appeals, download petition forms, view filing requirements, and learn about the VAB hearing process through the Clerk of Circuit Court.

Florida Department of Revenue - Property Tax Information →

Official state resource for Florida property tax laws, forms, rules, and procedures governing assessments, exemptions, and the appeal process.

Manatee County Property Tax Payment Portal →

View and pay property tax bills online, sign up for payment alerts, and access information about discount periods and payment options through the Tax Collector's office.

Check Your Manatee County Assessment

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Manatee County for 2026?

You must file your property tax appeal within 25 days from the date your TRIM (Truth in Millage) notice is mailed, not from when you receive it. TRIM notices are typically mailed in August each year. For the 2025 tax year, the deadline was September 12, 2025 at 4:30 PM. The exact deadline for 2026 will be printed on your TRIM notice when it arrives in August 2026. This deadline is strictly enforced under Florida law, and missing it means you cannot appeal your assessment until the following year, potentially costing you thousands of dollars in overpaid taxes.

How do I file a property tax appeal in Manatee County?

Start by requesting an informal review with the Manatee County Property Appraiser's office at (941) 748-8208 when you receive your TRIM notice in August. If the informal review doesn't resolve your concerns, file a formal petition using Form DR-486 (Real Property Petition) with the Clerk of the Circuit Court at 1115 Manatee Avenue West, Bradenton, FL 34205. You can file by mail, in person, or check for online filing options. The filing fee is $50 per petition, payable to the Clerk of Circuit Court. Your petition must include an information sheet and be filed within 25 days of the TRIM notice mailing date, along with any supporting evidence such as comparable sales data or photos documenting property issues.

What is the homestead exemption worth in Manatee County?

The Florida homestead exemption in Manatee County provides up to $50,000 in assessed value reduction for your primary residence. The first $25,000 applies to all property taxes including school taxes, while the second $25,000 applies only to non-school taxes on assessed values between $50,000 and $75,000. At Manatee County's effective tax rate of 0.92%, this exemption can save homeowners approximately $460 or more annually on the first $25,000, with additional savings from the second $25,000 portion. To qualify, you must own and occupy the property as your permanent residence as of January 1 and apply by March 1 through the Property Appraiser's office at https://ofa.manateepao.gov/ApplyOnline or in person at 915 4th Avenue West, Bradenton.

What happens at a Value Adjustment Board hearing in Manatee County?

At your VAB hearing, you'll present your case to a Special Magistrate (an independent professional appointed to hear appeals in counties over 75,000 population like Manatee County). The hearing typically lasts 15-30 minutes and follows a structured format: you present your evidence first, then the Property Appraiser's office responds with their evidence and reasoning, and the magistrate may ask questions of both parties. You should bring all supporting documentation including comparable sales data, photos, appraisals, or repair estimates. The magistrate will make a recommendation to the Value Adjustment Board, which consists of two County Commissioners, one School Board Member, and two citizen members. After the hearing, you'll receive a written decision, and if your appeal is successful, your property will be reassessed at a lower value, resulting in reduced property taxes.

How much can I save by appealing my property taxes in Manatee County?

The amount you can save depends on how much your property's assessed value is reduced through the appeal. With Manatee County's effective tax rate of 0.92%, every $10,000 reduction in assessed value saves you approximately $92 per year in property taxes. For example, if you successfully reduce your assessed value from $360,505 (the county median) to $340,505, you would save about $184 annually. Some homeowners achieve larger reductions, especially if their property was significantly overvalued or if there are errors in the property records. According to industry data, about 25% of homes in America are unfairly overassessed and pay an average of $1,346 too much annually. The key is gathering strong comparable sales evidence showing your property is valued higher than similar homes in your area.

What evidence do I need for a Manatee County property tax appeal?

The strongest evidence for your appeal includes recent sales data of 3-5 comparable properties in your neighborhood that sold for less per square foot than your assessed value, demonstrating market value is lower than the appraiser determined. You should also provide photos documenting any property defects, damage, or condition issues that negatively affect value, such as roof damage, outdated systems, or deferred maintenance. Professional appraisal reports, contractor repair estimates, and documentation of errors in your property record (wrong square footage, incorrect number of bedrooms or bathrooms, inaccurate lot size) are highly valuable. Additionally, if you recently purchased the property for less than the assessed value, your closing documents serve as strong evidence. Organize all evidence clearly and be prepared to explain how each item supports your claim that the assessment exceeds fair market value.

Can I appeal my Manatee County property taxes if I just bought my home?

Yes, you can absolutely appeal your property taxes even if you recently purchased your home, and a recent purchase may actually provide strong evidence for your appeal. If you bought the property for less than the assessed value shown on your TRIM notice, your purchase price serves as compelling evidence of the true market value, since it represents what a willing buyer actually paid a willing seller in an arm's length transaction. You'll need to file your appeal within 25 days of the TRIM notice mailing date and provide your closing statement as evidence. Keep in mind that the assessment is based on the property's value as of January 1, so if you purchased later in the year, the appraiser may argue that market conditions changed. However, recent comparable sales in your neighborhood combined with your purchase price can build a strong case for a reduced assessment.

Do I need to hire a lawyer or company to appeal my Manatee County property taxes?

No, you do not need to hire professional representation to appeal your property taxes in Manatee County, and many homeowners successfully represent themselves at VAB hearings. The process is designed to be accessible, with the $50 filing fee and straightforward petition forms available from the Property Appraiser's office or Clerk of Court. However, professional representation can be beneficial if you have a high-value property, complex valuation issues, or limited time to gather evidence and prepare your case. Many property tax appeal companies work on a contingency basis, charging 25-50% of your first year's tax savings only if successful, with no upfront costs. Whether you hire help or go it alone, the key is gathering strong comparable sales evidence, meeting the strict 25-day filing deadline, and presenting a clear, organized case at your hearing.

For state-wide appeal information including Florida's assessment ratio and deadlines, see our Florida Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

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← All Florida property tax appeal info

Sources: https://www.manateeclerk.com/departments/value-adjustment-board/ | https://www.manateepao.gov/ | https://www.ownwell.com/trends/florida/manatee-county | https://www.tax-rates.org/florida/manatee_county_property_tax | https://en.wikipedia.org/wiki/Manatee_County,_Florida | https://manateecountypropertyappraiser.org/homestead-exemption/

Last verified: 2026-02-27