Sarasota and Manatee counties are both in the Twelfth Judicial Circuit, but each has its own Clerk and Property Appraiser. Manatee deeds are recorded at 1115 Manatee Avenue West in Bradenton, and Sarasota evictions can be filed in Sarasota, in Venice or electronically. We handle Sarasota and Bradenton real estate by phone or video.
Sarasota and Manatee sit side by side on the Gulf, and many of our clients here own in one county and rent or invest in the other. The two counties share a court, the Twelfth Judicial Circuit, which also serves DeSoto County. Everything else is separate: two Clerks, two sets of Official Records and two Property Appraisers with slightly different rules. This page sets out who does what, with a focus on the details that trip up seasonal owners and landlords.
Communities we serve
- Sarasota and Siesta Key
- Venice and North Port
- Bradenton
- Lakewood Ranch
- Palmetto
- Anna Maria Island and Longboat Key
Recording deeds in each county
| Sarasota County Clerk | Manatee County Clerk | |
|---|---|---|
| Recording fee | $10 first page, $8.50 each additional | $10 first page, $8.50 each additional |
| Where | Clerk Official Records | 1115 Manatee Ave. W., Bradenton; mail to P.O. Box 25400 |
| Electronic recording | Through approved vendors | Through approved vendors; you keep the original |
| Free fraud alert | Email within 24 hours of recording | Property Alerts email through the Public Records Hub |
The Sarasota Clerk's fee schedule lists documentary stamp tax on deeds at 70 cents per $100 of consideration, the same statewide rate that applies in Manatee. The Manatee Clerk returns originals the same day for in person recordings and refers questions about whether stamp tax is due to the Florida Department of Revenue. In both counties, deeds need two witnesses with names and post office addresses under section 695.26.
The fraud alerts differ a little. Sarasota's service is free, needs only an email address, sends notice within 24 hours of a recording under a registered personal or business name, and also alerts you if a recorded document is changed. You do not need to own property to subscribe, but it covers Sarasota County only. Manatee's Property Alerts are also free, but match on name only, so you may get notices about documents that have nothing to do with your property.
Homestead rules that differ by county
Both Property Appraisers require that you own and live in the home on January 1 and apply by March 1. Beyond that, a few local rules are worth knowing:
- Homes in a trust, Manatee. The Manatee County Property Appraiser asks for a copy of the entire trust agreement or a recorded memorandum of trust.
- Homes in a trust, Sarasota. The Sarasota County Property Appraiser explains that a trust agreement, or a will, may be used to confirm beneficial interest.
- Buying a home that already has the exemption. The Manatee Property Appraiser explains that a new owner receives the seller's exemption only for the year of purchase and must apply by March 1 of the following year to keep it.
- Portability. Under section 193.155(8), you can move up to $500,000 of Save Our Homes benefit from a prior Florida homestead that had the exemption in one of the three preceding years.
Evictions in Sarasota and Manatee
Possession cases go to county court in each county. The two Clerks handle them a little differently:
- Sarasota. The Clerk accepts the notice and complaint through the Florida Courts electronic filing portal, by mail, or in person at a Clerk location in Sarasota or Venice. Its fee schedule lists $185 for a removal of tenant action. The Clerk provides complaint forms for possession only, for eviction and damages, and for failure to comply with the lease, along with summons forms, final judgment forms and a three day notice. The Sheriff or a private process server can serve the summons.
- Manatee. Most tenant evictions are filed with the Clerk's County Civil department at 1115 Manatee Avenue West. The Clerk offers two packets, one for possession only and one for eviction plus damages, and states that its forms cover nonpayment of rent only. The filing fee differs depending on whether you seek damages.
The statute is the same in both counties:
- Serve the right written notice. A three day notice for unpaid rent excludes weekends and legal holidays.
- File for possession in county court after the notice expires.
- The tenant must respond within five days and deposit the rent into the court registry to raise most defenses.
- After judgment, the Sheriff executes the writ of possession 24 hours after posting it.
Violations other than unpaid rent need a different notice and a different complaint, which is where the Clerk's forms stop. Our eviction and landlord and tenant pages cover those rules.
Closings, commercial property and title
Many Gulf Coast buyers are relocating from another state or buying a second home. We review the contract, title commitment, association documents and deed for closings, and make sure the deed is recorded in the right county. For retail and office space we negotiate commercial leases. When a title defect, a boundary line or a disagreement between co owners cannot be resolved by agreement, our real estate litigation page explains the court options.
How we work with Sarasota and Manatee clients
We handle Sarasota and Bradenton real estate matters by phone or video, which suits owners who split the year between Florida and another state. You can also meet at any of our Florida offices. Your first consultation is free, and because the firm limits its caseload, you work directly with an attorney. See also our Sarasota and Manatee estate planning, probate and elder law pages, or contact us.
More help in Sarasota and Manatee
We also help Sarasota and Manatee clients with:
