Three very different parts of one county

West Manatee is the older, coastal side: Bradenton, Palmetto, the fishing village of Cortez, and the three island cities of Anna Maria, Holmes Beach, and Bradenton Beach. Housing there ranges from 1920s bungalows to mid-century ranch homes, condos, and manufactured-home communities.

East of I-75, Lakewood Ranch and Parrish have grown quickly with master-planned neighborhoods, most of them governed by associations and community development districts. Farther east, Myakka City and Duette are rural, with homes on acreage served by wells and septic systems.

Our team has been buying as-is properties for more than 10 years, and a 1950s house near the Manatee River and a five-year-old home in a CDD are very different sales. We review each one on its own details and explain the offer line by line.

The 2024 storms in Manatee

Helene's surge flooded much of Anna Maria Island and low-lying areas along the bay shore in September 2024. Less than two weeks later, Milton made landfall just to the south at Siesta Key, bringing wind damage and heavy rain across the county.

If your home flooded, three things shape a sale. The first is the substantial damage decision by the city or county, which can require elevation when repairs reach half the structure's value. The second is your insurance and FEMA history, which Florida sellers must now disclose. The third is whether the repairs done so far were permitted. We buy homes at any point in that process.

Other issues that complicate Manatee sales

  • Older condos on the islands and along the bay facing milestone inspections and reserve funding
  • CDD and HOA assessments that raise the monthly cost of east-county homes
  • Roofs, wiring, and plumbing on mid-century homes that fail four-point inspections
  • Unincorporated addresses. Much of greater Bradenton, plus Parrish, Lakewood Ranch, Ellenton, and Myakka City, falls under Manatee County rather than a city for permits and code.
  • Rural parcels with wells, septic systems, or agricultural classification on the tax bill

Why Manatee owners call us

  • An inherited home, often from parents who retired to Manatee
  • A flooded house near the water that would need to be elevated
  • A newer home that has to be sold before a move
  • A rental or vacation rental that no longer pays for itself
  • Mortgage payments or property taxes that have fallen behind
  • Vacant land or a house that's past saving

Probate, foreclosure, and closing costs

Manatee is part of Florida's 12th Judicial Circuit, along with Sarasota County, and that court hears probate and foreclosure cases for the county. If a case is open, share the number and we'll build the closing date around it. A title company handles the title search, lien checks, and payoffs. Florida's documentary stamp tax on a deed is 70 cents for every $100 of the price. By custom the seller usually pays it, but the contract controls, and it lists who pays each cost.

Frequently asked questions

Do you buy on Anna Maria Island?

Yes, in Anna Maria, Holmes Beach, and Bradenton Beach, including homes and condos damaged in 2024.

Do you buy homes in CDD communities?

Yes. We review the CDD and HOA assessments as part of the offer, and they're settled at closing along with other property charges.

Do you buy rural property in eastern Manatee?

Yes, including homes on acreage and vacant land. We look at wells, septic, and road access too.

Can I sell a Manatee home that's in probate?

Yes. We can sign a contract that follows the court's timeline, and the personal representative signs once authorized.

Do you buy on Longboat Key?

Yes. Longboat Key is split between Manatee and Sarasota counties, and we review property on both sides of the line.