Manatee County, FL Development Impact Fees (2026)
Normalized development impact fees, water & sewer connection (tap/SDC) fees, and mitigation fees for Manatee County, Florida — per dwelling unit, by category, with links to every official source.
What a single-family home pays in Manatee County
$38,788 total per unit across 9 fee categories.
- Transportation / roads$19,768
- Schools$7,658
- Parks & recreation$4,404
- Sewer connection (tap / SDC)$3,175
- Water connection (tap / SDC)$1,738
- Police$986
- Library$419
- Public safety$345
- General government / capital$295
Manatee County’s $38,788 is about 1.3× the Florida tracked median of $29,203 — among the higher-cost places to build in the state.
Full fee schedule — single-family
Impact / development fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Transportation / roads Alternative Transportation (Roads) Impact Fee — Per dwelling unit, SFD tier 2201+ sq ft. Verified against the PDF table: Alt Transportation = $19,768 identical in all four impact-fee districts (NE/NW/SE/SW), so this single figure applies countywide. | per dwelling unit | $19,768 | Manatee County Development Services Department Sep 9, 2025High |
Schools Education Facilities (School) Impact Fee — Manatee County adopts its own Education/school impact fee. Verified $7,658 in the SFD 2201+ row; caps at $7,658 for homes 1,701 sq ft and larger. | per dwelling unit | $7,658 | Manatee County Development Services Department Sep 9, 2025High |
Parks & recreation Parks & Natural Resources Impact Fee — Per dwelling unit, SFD tier 2201+ sq ft. Verified $4,404 in the PDF table. | per dwelling unit | $4,404 | Manatee County Development Services Department Sep 9, 2025High |
Police Law Enforcement Impact Fee — Per dwelling unit, SFD tier 2201+ sq ft. Verified $986 in the PDF table. | per dwelling unit | $986 | Manatee County Development Services Department Sep 9, 2025High |
Public safety Public Safety (Fire/EMS) Impact Fee — Per dwelling unit, SFD tier 2201+ sq ft. Labeled 'Public Safety' on the county schedule (covers public-safety/fire-EMS capital). Verified $345 in the PDF table. | per dwelling unit | $345 | Manatee County Development Services Department Sep 9, 2025High |
Library Libraries Impact Fee — Per dwelling unit, SFD tier 2201+ sq ft. Verified $419 in the PDF table. | per dwelling unit | $419 | Manatee County Development Services Department Sep 9, 2025High |
General government / capital Administrative Surcharge — Administrative surcharge applied across the consolidated impact-fee total. Per dwelling unit, SFD tier 2201+ sq ft. Verified $295 in the PDF table; sum of all 7 categories = $33,875 matching the printed Total Fee. | per dwelling unit | $295 | Manatee County Development Services Department Sep 9, 2025High |
Transportation / roads SFD Total Impact Fee - 750 sq ft or less tier (all-category reference) — Reference-only: ALL-CATEGORY total county impact fee for smallest SFD (<=750 sf), verified $13,574.00 in the PDF Total Fee column. Category field 'transportation' is a placeholder; this is the full schedule total, not a transportation-only fee. Excluded to avoid double-counting; shown for tier context. alternative · not added to total | per dwelling unit | $13,574 | Manatee County Development Services Department Sep 9, 2025High |
Transportation / roads SFD Total Impact Fee - 1701-2200 sq ft tier (all-category reference) — Reference-only: ALL-CATEGORY total county impact fee for 1,701-2,200 sf SFD, verified $33,875.00 (identical total to the 2201+ tier used as primary). Category field 'transportation' is a placeholder; this is the full schedule total. Excluded to avoid double-counting. alternative · not added to total | per dwelling unit | $33,875 | Manatee County Development Services Department Sep 9, 2025High |
Water & sewer connection fees
| Fee (local term) | Basis | Amount | Source · effective |
|---|---|---|---|
Water connection (tap / SDC) Water Facility Investment Fee (5/8 x 3/4 inch residential meter) — Standard single-family residential potable-water connection fee at the base 5/8"x3/4" meter. Manatee County Utilities. Verified $1,738 on the FIF page with Oct 1, 2019 effective date. | per meter | $1,738 | Manatee County Utilities Department - Customer Service Division Oct 1, 2019Highdated 2019 |
Sewer connection (tap / SDC) Wastewater Facility Investment Fee (5/8 x 3/4 inch residential meter) — Standard single-family residential wastewater connection fee at the base 5/8"x3/4" meter. Manatee County Utilities. Verified $3,175 on the FIF page. | per meter | $3,175 | Manatee County Utilities Department - Customer Service Division Oct 1, 2019Highdated 2019 |
Water connection (tap / SDC) Water FIF - 3/4 inch residential meter (alternative size) — Alternative (larger) residential meter size. Verified $2,607 on the FIF page. Excluded; base 5/8"x3/4" meter is the primary. alternative · not added to total | per meter | $2,607 | Manatee County Utilities Department - Customer Service Division Oct 1, 2019Highdated 2019 |
Sewer connection (tap / SDC) Wastewater FIF - 3/4 inch residential meter (alternative size) — Alternative (larger) residential meter size. Verified $4,762 on the FIF page. Excluded; base 5/8"x3/4" meter is the primary. alternative · not added to total | per meter | $4,762 | Manatee County Utilities Department - Customer Service Division Oct 1, 2019Highdated 2019 |
Coverage & caveats
All residential impact fees are levied by Manatee County (consolidated schedule "Manatee County Impact Fees, Effective September 9, 2025," adopted via Ordinance 25-15, which INCLUDES the Education/school impact fee — Manatee adopts its own educational impact fee, unlike some FL counties). Fees are tiered by climate-controlled floor area per dwelling unit. PRIMARY rows use the largest tier "2201 or more sq ft" for single-family detached (representative of a ~2,200-2,500 sf home; note the "1701-2200 sq ft" tier is identical in total to the 2201+ tier for SFD). Categories that EXIST and are captured: Education Facilities (schools), Alternative Transportation (roads), Parks & Natural Resources, Law Enforcement (police), Public Safety (fire/EMS), Libraries, plus an Admin Surcharge (general/capital). The county splits transportation into four districts (NE/NW/SE/SW) but the per-unit transportation amount is IDENTICAL across all four districts, so no service-area exclusion is needed for residential. Categories that do NOT exist as standalone residential impact fees in Manatee County: drainage/stormwater impact fee, affordable-housing fee, open-space fee, and a separate "general government" impact fee (capital/admin is folded into the Admin Surcharge). Water & sewer connection: Manatee County Utilities charges "Facility Investment Fees" (FIF) by meter size; standard single-family residential meter is 5/8" x 3/4" ($1,738 water + $3,175 wastewater). Larger residential meter sizes (3/4", 1", etc.) and the per-1,000-gallon wholesale capacity rate are included as excludeFromTotal alternative rows. FIF effective date is October 1, 2019 (still current as of June 2026; the June 1, 2026 utilities rate change applies to monthly usage rates, not the one-time FIF capacity/connection fees). Additional rows for other size tiers, multifamily, and alternate meter sizes are included with excludeFromTotal=true for reference. No independent special-district impact fees apply within unincorporated Manatee County beyond the county's own consolidated schedule (the school fee is administered by the county, not a separate district billing). VERIFY: confirmed 24 of 24 rows; dropped 0. Re-fetched the primary impact-fee schedule PDF (source 0) and parsed the actual residential table — every SFD 2201+ and multifamily 2201+ cell matches verbatim (SFD: Education $7,658, Alt Transport $19,768 all 4 districts, Parks $4,404, Law Enf $986, Public Safety $345, Libraries $419, Admin $295, Total $33,875 = exact sum, no double-counting). Re-fetched the FIF page (source 1) — 5/8x3/4 water $1,738 / sewer $3,175, 3/4" water $2,607 / sewer $4,762, and wholesale per-1,000-gal water $6,952 / sewer $17,162 all confirmed with Oct 1, 2019 effective date. excludeFromTotal corrections: NONE — all 8 primary SFD/water/sewer rows correctly counted toward the representative total; all 16 alternate rows (multifamily, smaller/other SFD tiers, alternate meter sizes, wholesale per-1,000-gal rates) correctly flagged excludeFromTotal=true. NOTE: the two "SFD Total Impact Fee" tier-reference rows (750 sf = $13,574; 1701-2200 sf = $33,875) carry category "transportation" as a placeholder but actually represent the full all-category Total Fee for that tier; amounts/quotes are verbatim-confirmed in the PDF and both are correctly excludeFromTotal=true, so they are retained as reference-only rows.
Total county impact fee for a representative single-family detached home (2,201+ sq ft) = $33,875 per the adopted Sept 9, 2025 schedule (verified: $19,768 transport + $7,658 education + $4,404 parks + $986 law enf + $345 public safety + $419 libraries + $295 admin = $33,875 exactly). Plus water/sewer Facility Investment Fees at the standard 5/8"x3/4" residential meter = $1,738 (water) + $3,175 (sewer) = $4,913. Transportation fee shown is the per-district amount, which is the same in all four impact-fee districts, so it is not double-counted. The Education Facilities (school) fee tops out at $7,658 for homes 1,701 sq ft and larger.
Sources
4 official sources · 22 high-confidence figures.
- 1Manatee County Impact Fees - Effective September 9, 2025 (Including Education Impact Fees)Manatee County Development Services Department · fee schedule · effective Sep 9, 2025 · retrieved Jun 17, 2026
- 2Facility Investment FeesManatee County Utilities Department - Customer Service Division · municipal webpage · effective Oct 1, 2019 · retrieved Jun 17, 2026
- 3Impact Fee SectionManatee County Development Services Department · municipal webpage · retrieved Jun 17, 2026
- 4Manatee County Impact Fee Update Study Final Report May 8, 2025Manatee County / impact fee consultant · fee study · effective May 8, 2025 · retrieved Jun 17, 2026
Manatee County impact fees — FAQ
- How much are development impact fees in Manatee County, FL for a single-family home?
- As of 2026-06-17, total development fees for a single-family detached home in Manatee County are about $38,788 per unit — roughly $33,875 in impact/development fees plus $4,913 in water/sewer connection fees. Figures are normalized from official sources; verify with the jurisdiction before relying on them.
- Are impact fees in Manatee County the same as building permit fees?
- No. Impact fees (and water/sewer connection fees) fund off-site capital — roads, parks, schools, utilities — and are charged per new dwelling unit. Building permit and plan-review fees are separate and are not included here.
- How often do Manatee County's impact fees change?
- Most jurisdictions adopt fees by ordinance and escalate them annually (often by a construction cost index), with occasional mid-year updates. Always confirm the current adopted schedule with the jurisdiction. ImpactFeeAtlas last verified Manatee County on 2026-06-17.