Sarasota and Manatee counties are in the Twelfth Judicial Circuit, with DeSoto County. Sarasota County takes wills and probate filings at both its downtown Sarasota and Venice courthouses, while Manatee County handles probate at its courthouse in Bradenton. Each county has its own clerk and property appraiser. We consult with families in both counties by phone or video.
Sarasota and Manatee counties share a coastline, a circuit court and a lot of their residents' lives. A couple may live in Lakewood Ranch, which crosses the county line, keep a condo on Longboat Key, which does too, and bank in downtown Sarasota. For estate planning that is mostly invisible. For probate and property it matters, because each county keeps its own records, its own clerk and its own property appraiser. This page sets the two side by side.
Communities we serve
- Sarasota, Venice, North Port, Osprey and Englewood (Sarasota County)
- Bradenton, Palmetto, Ellenton and Anna Maria Island (Manatee County)
- Lakewood Ranch and Longboat Key, which sit in both counties
Which office does what
| Task | Sarasota County | Manatee County |
|---|---|---|
| Deposit a will, file probate | Historic Courthouse, 2000 Main St., Sarasota, or South County Courthouse, 4004 S. Tamiami Trail, Venice | Courthouse, 1115 Manatee Ave. W., Bradenton |
| Record a deed | Clerk's Official Records, Sarasota or Venice | Clerk's Recording office in Bradenton, or e-recording |
| Homestead exemption | Sarasota County Property Appraiser | Manatee County Property Appraiser |
| Property fraud alerts | Free, from the Sarasota Clerk | Free, from the Manatee Clerk |
The Sarasota Clerk notes that the Silvertooth Judicial Center on Ringling Boulevard is for jury service, not probate, which is a common wrong turn downtown. Probate is filed in the county where the person lived, so a Venice resident's estate goes to the Sarasota Clerk even if the family lives in Bradenton.
Depositing the original will
Under section 732.901, whoever holds the original will of a person who has died must deposit it with the clerk within 10 days after learning of the death, with the date of death or Social Security number. Both clerks follow that rule, and neither charges a fee to deposit a will:
- Sarasota County accepts deposits at either the downtown Sarasota office or the Venice office.
- Manatee County accepts deposits at the Bradenton courthouse, files wills only after the person has died, and does not require an attorney to deposit one.
Probate in the Twelfth Judicial Circuit
The Twelfth Judicial Circuit serves Sarasota, Manatee and DeSoto counties, and its administrative orders shape how an estate moves. Among them, Administrative Order 2022-1.2 requires that the order admitting a will and the order of discharge be filed electronically through the Florida Courts E-Filing Portal, and a separate order sets the clerk's checklist for closing estates. Both clerks list the same filing fees:
- Formal administration: $400.
- Summary administration: $345 for an estate of $1,000 or more, $235 for one under $1,000.
- Disposition of personal property without administration: $231.
- Caveat or notice of trust: $41.
Summary administration is also generally available when the person died more than two years ago. Larger estates go through formal administration, where creditors generally have three months from first publication of the notice to creditors to file claims. A personal representative in Florida generally must be represented by a Florida attorney. Our Florida probate administration page explains the whole process.
Homes in a trust: what each property appraiser needs
A revocable living trust is a common way to keep a Gulf Coast home out of probate, and the homestead exemption is due by March 1 under section 196.011 in both counties. The paperwork differs:
- Manatee County Property Appraiser asks for the full trust agreement or a recorded memorandum of trust when a homestead is held in a trust. Applications can be filed online or at its Bradenton office.
- Sarasota County Property Appraiser uses January 1 as the qualifying date and March 1 as the filing deadline. We confirm its current trust documentation requirement before your deed is recorded.
The Manatee Clerk notes that it does not prepare deeds, so the deed into your trust or a lady bird deed must be prepared before it is recorded. Recording costs $10 for the first page and $8.50 for each additional page in both counties. Florida's homestead rules also limit who can inherit the home when a spouse or minor child survives, which our Florida homestead planning page explains.
Documents most Sarasota and Manatee families consider
- A Florida will, signed at the end before two witnesses.
- A revocable living trust with a pour over will.
- A durable power of attorney for finances.
- A health care surrogate designation and a living will.
Many residents here moved from another state. Documents signed elsewhere may still be valid, but a review checks that your agents can serve in Florida and that your power of attorney meets Florida's two witness and notary rule.
How we work with Sarasota and Manatee clients
We work with families in both counties by phone and video, and you are welcome at any of our offices. Your first consultation is free. We prepare your plan, arrange a proper signing, prepare and record any deed, and for estates we file with the right clerk and follow the circuit's orders through to discharge. Because the firm limits its caseload, you work directly with an attorney. Families farther north can see our Tampa estate planning page, and those to the south our Fort Myers page. Contact us to get started.
