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Manatee County, Florida Impact Fees

Impact fees in Manatee County depend on where you build. This page details the rates for unincorporated Manatee County: $40,121.47 per single-family unit as of . Unincorporated communities such as South Bradenton and Bayshore Gardens pay these county rates rather than a city schedule. Inside city limits, each city applies its own schedule and fees may be completely different. Pick your city below.

Manatee County Impact Fees by Project Type

Where in Manatee County Are You Building?

Each jurisdiction applies its own fee schedule. Pick yours. = one or more fees are unconfirmed or have no published amount; the figure shown may not be the complete cost.

Unincorporated Manatee County$40,121.47this page
Anna Maria$17,597.00Bradenton$17,192.20Bradenton Beach$13,837.00Holmes Beach$13,837.00Longboat Key$12,134.73Includes unconfirmed feesPalmetto$15,608.00Includes unconfirmed fees

Unincorporated Manatee County: Single-Family Impact Fees

A new single-family home in unincorporated Manatee County pays $40,121.47 per unit in impact fees (rates sourced October 21, 2026). All of it is levied by Manatee County.

The largest line items are County Impact Fees (Manatee County) ($34,641.00), Wastewater Facility Investment Fee (Manatee County Utilities) ($3,175.00) and Potable Water Facility Investment Fee (Manatee County Utilities) ($1,738.00).

Some fees are tiered by unit size or building type; amounts reflect the representative tier noted in the schedule below.

View the Full Manatee County Impact Fee Schedule
Water$1,738.00
  • Potable Water Facility Investment Fee (Manatee County Utilities)
    5/8" x 3/4"
    Manatee County Utilities
    Manatee County Utilities potable-water Facility Investment Fee (water capacity/impact fee), effective 10/1/2019. Rate shown is for a standard 5/8x3/4" residential meter; larger meters pay more (3/4" $2,607, 1" $4,345, and up). Paid before the building permit.
    $1,738.00
Sewer$3,175.00
  • Wastewater Facility Investment Fee (Manatee County Utilities)
    5/8" x 3/4"
    Manatee County Utilities
    Manatee County Utilities wastewater Facility Investment Fee (sewer capacity/impact fee), effective 10/1/2019. Rate shown is for a standard 5/8x3/4" residential meter; larger meters pay more. Paid before the building permit.
    $3,175.00
City$0.00
  • City Impact Fees (Unincorporated Manatee - N/A placeholder)
    Manatee County
    Development in unincorporated Manatee County pays no municipal (city) impact fees; the applicable charges are the county impact fees and Manatee County Utilities water/sewer Facility Investment Fees, recorded separately.
    $0.00
County$35,208.47
  • County Impact Fees (Manatee County)
    1,701 sq ft or more
    Manatee County
    Total Manatee County impact fees for a single-family detached home of 1,701 sq ft or more in unincorporated Manatee (canonical home), effective 9/9/2026: the county's Ord. 25-15 fees plus the countywide Ord. 24-22 school fee, per dwelling unit, the same in all four transportation districts. Tiered by air-conditioned area: 750 sq ft or less $13,820; 751-1,000 $18,270; 1,001-1,300 $23,233; 1,301-1,700 $28,021; 1,701 sq ft or more $34,641. The school component steps up on 9/9/2027 (this tier to $35,407). Excludes Manatee County Utilities water and sewer Facility Investment Fees and fire district fees, billed separately. Paid before the certificate of occupancy.
    $34,641.00
  • Fire Impact Fee (Manatee County fire districts)
    Cedar Hammock Fire Rescue District
    Independent fire control districts (Manatee County)
    New residential construction in unincorporated Manatee County pays a fire impact fee set by the independent fire district that serves the parcel. This row carries the highest of them, Cedar Hammock Fire Rescue, at $567.47 per dwelling unit for 10/1/2026 to 9/30/2027; it adjusts each October 1 by the July CPI-U. The others: East Manatee, West Manatee, Southern Manatee and Parrish each charge $500, and North River charges $311, per dwelling unit. The fee is the same for single-family and multifamily units.
    $567.47
Total (unincorporated Manatee County): $40,121.47
Sources last checked Official fee schedules:Manatee County Utilities Manatee County Independent fire control districts (Manatee County)

Where in Manatee County Are You Building?

Each jurisdiction applies its own fee schedule. Pick yours. = one or more fees are unconfirmed or have no published amount; the figure shown may not be the complete cost.

Unincorporated Manatee County$18,154.47this page
Anna Maria$10,142.00Bradenton$8,857.75Bradenton Beach$8,262.00Holmes Beach$8,262.00Longboat Key$8,525.73Includes unconfirmed feesPalmetto$10,747.00Includes unconfirmed fees

Unincorporated Manatee County: Multifamily Impact Fees

A new multifamily unit in unincorporated Manatee County pays $18,154.47 per unit in impact fees (rates sourced October 21, 2026). All of it is levied by Manatee County.

The largest line items are County Impact Fees (Manatee County, MF) ($14,640.00), Wastewater Facility Investment Fee (Manatee County Utilities) (MF) ($1,905.00) and Potable Water Facility Investment Fee (Manatee County Utilities) (MF) ($1,042.00).

Some fees are tiered by unit size or building type; amounts reflect the representative tier noted in the schedule below.

View the Full Manatee County Impact Fee Schedule
Water$1,042.00
  • Potable Water Facility Investment Fee (Manatee County Utilities) (MF)
    per dwelling unit (master-metered)
    Manatee County Utilities
    Manatee County Utilities potable-water Facility Investment Fee (water capacity/impact fee), effective 10/1/2019, charged at $1,042 per dwelling unit for multifamily (master-metered). Mobile-home parks are $869 per unit. Paid before the building permit.
    $1,042.00
Sewer$1,905.00
  • Wastewater Facility Investment Fee (Manatee County Utilities) (MF)
    per dwelling unit (master-metered)
    Manatee County Utilities
    Manatee County Utilities wastewater Facility Investment Fee (sewer capacity/impact fee), effective 10/1/2019, charged at $1,905 per dwelling unit for multifamily (master-metered). Mobile-home parks are $1,587 per unit. Paid before the building permit.
    $1,905.00
City$0.00
  • City Impact Fees (Unincorporated Manatee - N/A placeholder) (MF)
    Manatee County
    Multifamily development in unincorporated Manatee County pays no municipal (city) impact fees; the applicable charges are the county impact fees and Manatee County Utilities water/sewer Facility Investment Fees, recorded separately.
    $0.00
County$15,207.47
  • County Impact Fees (Manatee County, MF)
    751-1,000 sq ft
    Manatee County
    Total Manatee County impact fees for a multifamily unit of 751-1,000 sq ft in unincorporated Manatee (canonical unit), effective 9/9/2026: the county's Ord. 25-15 fees plus the countywide Ord. 24-22 school fee, per dwelling unit, the same in all four transportation districts. Tiered by air-conditioned area: 750 sq ft or less $10,886; 751-1,000 $14,640; 1,001-1,300 $18,793; 1,301-1,700 $25,347; 1,701 sq ft or more $25,959. The school component steps up on 9/9/2027 (this tier to $15,078). Excludes Manatee County Utilities water and sewer Facility Investment Fees and fire district fees, billed separately. Paid before the certificate of occupancy.
    $14,640.00
  • Fire Impact Fee (Manatee County fire districts) (MF)
    Cedar Hammock Fire Rescue District
    Manatee County
    Each new multifamily unit in unincorporated Manatee County pays a fire impact fee set by the independent fire district serving the parcel. This row carries the highest, Cedar Hammock Fire Rescue, at $567.47 per unit for 10/1/2026 to 9/30/2027, adjusted each October 1 by the July CPI-U. The others: East Manatee, West Manatee, Southern Manatee and Parrish each $500, and North River $311, per unit. Separate from and additional to Manatee County's own impact fees, which exclude fire.
    $567.47
Total (unincorporated Manatee County): $18,154.47
Sources last checked Official fee schedules:Manatee County Utilities Manatee County

Where in Manatee County Are You Building?

Each jurisdiction applies its own fee schedule. Pick yours. Totals shown are for a 50,000 sq ft building, including one-time water/sewer fees (assuming a 1-inch meter). = one or more fees are unconfirmed or have no published amount; the figure shown may not be the complete cost.

Unincorporated Manatee County$1,429,322.00this pageIncludes unconfirmed fees
Anna Maria$63,122.00Bradenton$211,207.00Bradenton Beach$26,622.00Holmes Beach$26,622.00Longboat Key$0.00Includes unconfirmed feesPalmetto$34,952.00Includes unconfirmed fees

Unincorporated Manatee County: Commercial Impact Fees

Commercial development in unincorporated Manatee County pays $28.30 per square foot in impact fees, plus $14,122.00 in one-time water and sewer connection fees (rates sourced October 21, 2026).

For a 50,000 sq ft building, that comes to at least $1,429,322.00. The calculator below adjusts to your exact square footage.

The largest line items are Wastewater Facility Investment Fee (Manatee County Utilities) — 1" meter ($9,127.00 one-time), Potable Water Facility Investment Fee (Manatee County Utilities) — 1" meter ($4,995.00 one-time) and Alternative Transportation Impact Fee (Manatee County, Commercial) ($25.66/sq ft).

Water and sewer connection fees assume a 1-inch meter; larger services pay more. See the meter-size tiers in the source schedules.

Fire Impact Fee (Manatee County fire districts, Commercial) is shown at the last published amount but has not been confirmed with the jurisdiction; it is included in the totals here. Verify before budgeting.

Wastewater Facility Investment Fee (Manatee County Utilities) — over 6" meter and Potable Water Facility Investment Fee (Manatee County Utilities) — over 6" meter are set by the utility and not published online. Contact the levying jurisdiction or utility to verify before budgeting; they are not included as dollar figures here.

View the Full Manatee County Impact Fee Schedule
Water$4,995.00 one-time
Sewer$9,127.00 one-time
City$0.00
County$28.30/sq ft
  • Alternative Transportation Impact Fee (Manatee County, Commercial)
    Shopping Center 40,000-150,000 sq ft
    Manatee County
    Effective 9/9/2025. Applies in unincorporated Manatee County only. Default tier: shopping centers 40,000-150,000 sq ft; smaller (<40,000) or larger (>150,000) centers pay different rates - see other tiers.
    $25.66/sq ft
  • Public Safety Impact Fee (Manatee County, Commercial)
    Shopping Center 40,000-150,000 sq ft
    Manatee County
    Effective 9/9/2025. Applies in unincorporated Manatee County only. Default tier: shopping centers 40,000-150,000 sq ft; smaller (<40,000) or larger (>150,000) centers pay different rates - see other tiers.
    $1.55/sq ft
  • Law Enforcement Impact Fee (Manatee County, Commercial)
    Shopping Center 40,000-150,000 sq ft
    Manatee County
    Effective 9/9/2025. Applies in unincorporated Manatee County only. Default tier: shopping centers 40,000-150,000 sq ft; smaller (<40,000) or larger (>150,000) centers pay different rates - see other tiers.
    $0.57/sq ft
  • Fire Impact Fee (Manatee County fire districts, Commercial)
    Cedar Hammock Fire Rescue District
    Cedar Hammock Fire Rescue District
    Fire impact fees in unincorporated Manatee County are levied by independent fire districts, each with its own nonresidential rate. From 10/1/2026 Cedar Hammock charges $1,125.93 for the first 5,000 sq ft plus $0.28 per sq ft above 5,000 (CPI-adjusted each October 1); East Manatee and West Manatee charge $980 plus $0.25 per sq ft above 5,000; North River charges $600 plus $0.15 per sq ft above 5,000. The rate depends on the district the site is in; Cedar Hammock, the highest of the district rates, is the one shown.
    $0.28/sq ftRequires confirmation
  • Impact Fee Administrative Surcharge (Manatee County, Commercial)
    Shopping Center 40,000-150,000 sq ft
    Manatee County
    Effective 9/9/2025. Applies in unincorporated Manatee County only. Default tier: shopping centers 40,000-150,000 sq ft; smaller (<40,000) or larger (>150,000) centers pay different rates - see other tiers.
    $0.25/sq ft
  • Libraries Impact Fee (Manatee County, Commercial)
    Manatee County
    Manatee County charges its library impact fee on residential development only. The nonresidential schedule (Ord. 25-15, effective 9/9/2025) has no library column, so commercial construction pays none.
    $0.00
  • Parks & Natural Resources Impact Fee (Manatee County, Commercial)
    Manatee County
    Manatee County charges its parks and natural resources impact fee on residential development only. The nonresidential schedule (Ord. 25-15, effective 9/9/2025) has no parks column, so commercial construction pays none.
    $0.00
Total (unincorporated Manatee County): $28.30/sq ft + $14,122.00 one-time (≈ $1,429,322.00 at 50,000 sq ft)
Sources last checked Official fee schedules:Manatee County Utilities Manatee County Cedar Hammock Fire Rescue District
Amounts flagged "Requires confirmation" are the last published figures, included in the totals. Confirm them with the jurisdiction or utility before budgeting.
Water/sewer connection fees assume a 1-inch meter; larger services pay more.

Where in Manatee County Are You Building?

Each jurisdiction applies its own fee schedule. Pick yours. Totals shown are for a 50,000 sq ft building, including one-time water/sewer fees (assuming a 1-inch meter). = one or more fees are unconfirmed or have no published amount; the figure shown may not be the complete cost.

Unincorporated Manatee County$452,222.00this pageIncludes unconfirmed fees
Anna Maria$63,122.00Bradenton$62,749.00Bradenton Beach$26,622.00Holmes Beach$26,622.00Longboat Key$0.00Includes unconfirmed feesPalmetto$34,952.00Includes unconfirmed fees

Unincorporated Manatee County: Industrial Impact Fees

Industrial development in unincorporated Manatee County pays $8.76 per square foot in impact fees, plus $14,122.00 in one-time water and sewer connection fees (rates sourced October 21, 2026).

For a 50,000 sq ft building, that comes to at least $452,222.00. The calculator below adjusts to your exact square footage.

The largest line items are Wastewater Facility Investment Fee (Manatee County Utilities) — 1" meter ($9,127.00 one-time), Potable Water Facility Investment Fee (Manatee County Utilities) — 1" meter ($4,995.00 one-time) and Alternative Transportation Impact Fee (Manatee County, Industrial) ($8.06/sq ft).

Water and sewer connection fees assume a 1-inch meter; larger services pay more. See the meter-size tiers in the source schedules.

Fire Impact Fee (Manatee County fire districts, Industrial) is shown at the last published amount but has not been confirmed with the jurisdiction; it is included in the totals here. Verify before budgeting.

Wastewater Facility Investment Fee (Manatee County Utilities) — over 6" meter and Potable Water Facility Investment Fee (Manatee County Utilities) — over 6" meter are set by the utility and not published online. Contact the levying jurisdiction or utility to verify before budgeting; they are not included as dollar figures here.

View the Full Manatee County Impact Fee Schedule
Water$4,995.00 one-time
Sewer$9,127.00 one-time
City$0.00
County$8.76/sq ft
Total (unincorporated Manatee County): $8.76/sq ft + $14,122.00 one-time (≈ $452,222.00 at 50,000 sq ft)
Sources last checked Official fee schedules:Manatee County Utilities Manatee County Cedar Hammock Fire Rescue District
Amounts flagged "Requires confirmation" are the last published figures, included in the totals. Confirm them with the jurisdiction or utility before budgeting.
Water/sewer connection fees assume a 1-inch meter; larger services pay more.

Where in Manatee County Are You Building?

Each jurisdiction applies its own fee schedule. Pick yours. Totals shown are for a 25,000 sq ft building, including one-time water/sewer fees (assuming a 1-inch meter). = one or more fees are unconfirmed or have no published amount; the figure shown may not be the complete cost.

Unincorporated Manatee County$492,472.00this pageIncludes unconfirmed fees
Anna Maria$38,622.00Bradenton$65,483.00Bradenton Beach$20,372.00Holmes Beach$20,372.00Longboat Key$0.00Includes unconfirmed feesPalmetto$18,527.00Includes unconfirmed fees

Unincorporated Manatee County: Office Impact Fees

Office development in unincorporated Manatee County pays $19.13 per square foot in impact fees, plus $14,122.00 in one-time water and sewer connection fees (rates sourced October 21, 2026).

For a 25,000 sq ft building, that comes to at least $492,472.00. The calculator below adjusts to your exact square footage.

The largest line items are Wastewater Facility Investment Fee (Manatee County Utilities) — 1" meter ($9,127.00 one-time), Potable Water Facility Investment Fee (Manatee County Utilities) — 1" meter ($4,995.00 one-time) and Alternative Transportation Impact Fee (Manatee County, Office) ($17.95/sq ft).

Water and sewer connection fees assume a 1-inch meter; larger services pay more. See the meter-size tiers in the source schedules.

Fire Impact Fee (Manatee County fire districts, Office) is shown at the last published amount but has not been confirmed with the jurisdiction; it is included in the totals here. Verify before budgeting.

Wastewater Facility Investment Fee (Manatee County Utilities) — over 6" meter and Potable Water Facility Investment Fee (Manatee County Utilities) — over 6" meter are set by the utility and not published online. Contact the levying jurisdiction or utility to verify before budgeting; they are not included as dollar figures here.

View the Full Manatee County Impact Fee Schedule
Water$4,995.00 one-time
Sewer$9,127.00 one-time
City$0.00
County$19.13/sq ft
Total (unincorporated Manatee County): $19.13/sq ft + $14,122.00 one-time (≈ $492,472.00 at 25,000 sq ft)
Sources last checked Official fee schedules:Manatee County Utilities Manatee County Cedar Hammock Fire Rescue District
Amounts flagged "Requires confirmation" are the last published figures, included in the totals. Confirm them with the jurisdiction or utility before budgeting.
Water/sewer connection fees assume a 1-inch meter; larger services pay more.

Manatee County Impact Fee Calculator

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How Impact Fees Work in Florida

Florida impact fees are one-time charges on new development, governed by Section 163.31801, Florida Statutes (the Florida Impact Fee Act). The statute requires fees to be based on the most recent and localized data, spent on the infrastructure category they were collected for, and adopted by ordinance.

Since a 2021 amendment (Ch. 2021-63, Laws of Florida), the law also limits how fast fees can rise: increases up to 25% phase in over two years, increases of 25–50% phase in over four years, and increases above 50% are allowed only with a demonstrated extraordinary-circumstances study and at least a two-thirds vote of the governing body.

Counties and cities can both levy impact fees. Inside an incorporated city, a project typically pays the county's countywide fees plus any municipal fees the city has adopted, which is why totals differ between a city and the unincorporated county around it.

For a primer on how impact fees work, see our plain-English guide.

Summary current as of September 2026. This is an editorial summary, not legal advice; see the official statute text and our terms of use.

Manatee County Impact Fee FAQs

What are single-family impact fees in Manatee County, Florida?

A new single-family home in unincorporated Manatee County pays $40,121.47 per unit in impact fees (rates sourced October 21, 2026). Inside city limits, fees are set by each city's own schedule and may be completely different. See the city pages for their rates.

How much are multifamily impact fees in Manatee County?

Multifamily development in unincorporated Manatee County pays $18,154.47 per unit in impact fees (rates sourced October 21, 2026). Rates inside city limits depend on the municipality. Pick your city on this page.

How much are commercial impact fees in Manatee County?

Commercial development in unincorporated Manatee County pays $28.30 per square foot in impact fees, plus $14,122.00 in one-time water and sewer connection fees (assuming a 1-inch meter), at least $1,429,322.00 for a 50,000 sq ft building. This figure includes amounts that have not been confirmed and excludes fees with no published standard amount, so the full cost may be higher; verify before budgeting.

Do South Bradenton and Bayshore Gardens pay Manatee County impact fees?

Yes. South Bradenton and Bayshore Gardens are unincorporated, so new construction there pays the unincorporated Manatee County schedule on this page, not a city schedule. Search a specific address in the calculator below to confirm it sits outside every city limit.

Does Lakewood Ranch pay Manatee County impact fees?

Only in part. Lakewood Ranch spans Manatee and Sarasota counties, so the fee depends on which jurisdiction a parcel is in. Search the address in the calculator below to see the schedule that applies.

See also: Sarasota County Impact Fees.

Do cities in Manatee County charge their own impact fees?

Yes. Every incorporated city applies its own fee schedule. 6 of 6 cities in Manatee County levy municipal impact or utility fees; each city page shows the full schedule that applies inside its limits.

Can Florida impact fees increase at any time?

No. Section 163.31801, Florida Statutes limits increases to 50% at most, phased in over two to four years, unless the local government makes extraordinary-circumstances findings and approves the increase by at least a two-thirds vote.

Fee amounts on this page are compiled from official published schedules and are provided for planning purposes only. Rates change, and project specifics (unit size, meter size, location within special districts) can alter what applies. Always verify current fees with the jurisdiction and utility before relying on them.

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