Planning a new build in Parrish and wondering what your first property tax bill will look like? You are not alone. The timing of assessments, supplemental bills, and CDD charges can change your monthly payment more than you expect. In this guide, you will learn how Manatee County values new construction, when supplemental bills arrive, how homestead works, and how CDDs affect escrow so you can budget with confidence. Let’s dive in.
Property tax basics in Manatee County
Florida counties assess property each year as of January 1. The county property appraiser estimates market value, and your annual tax is calculated using local millage rates adopted by taxing authorities. The tax collector then bills and collects the taxes.
If you want to see how this works on a specific parcel, use the resources from the county. Start with the Manatee County Property Appraiser for assessed values and parcel records, and the Manatee County Tax Collector for billing schedules and payment options. For state-level rules and definitions, review the Florida Department of Revenue property tax guidance.
New construction reassessments
The January 1 snapshot controls the regular annual assessment. If your home is complete and usable on January 1, the full improvement value is typically included in that year’s assessment. If construction is still in progress, the appraiser values the property based on what exists on January 1.
When a home is completed after January 1, the appraiser may issue a supplemental assessment for the added value from the date of completion through year-end. This can result in a separate supplemental bill on top of the regular bill. County practices vary on the exact trigger, so check procedures directly with the Manatee County Property Appraiser and review the state’s framework in the Florida Department of Revenue guidance.
What this means for Parrish buyers
- If your home is finished before January 1, expect the full improvement value to appear on that year’s tax roll.
- If your home is finished after January 1, you may see two bills in the first year: a regular bill based on the January snapshot and a supplemental bill for the value added at completion.
- The supplemental bill follows its own timeline and is separate from the regular tax bill.
Homestead and Save Our Homes
To receive the homestead exemption for a tax year, you must own and occupy the property as your permanent residence on January 1 of that year. If you close after January 1, plan your budget without homestead for that tax year, then apply the following January. For details on exemptions and timelines, refer to the Florida Department of Revenue exemptions page and the Manatee County Property Appraiser.
Save Our Homes limits annual increases in assessed value once your homestead is in place. The cap applies only after the exemption is granted. If you have an existing Florida homestead, portability may let you transfer some of that cap to your new home, subject to deadlines and rules.
CDD assessments and escrow
Many newer Parrish communities use a Community Development District to finance roads, utilities, and amenities. A CDD is a special-purpose local government created under Florida law. Learn more in Florida Statutes Chapter 190.
CDD assessments are usually non-ad valorem. In many districts they are collected on the county tax bill, though some may bill separately. If the assessment appears on the county tax bill, most lenders will include it in your escrow. If it is billed directly by the district, your lender’s approach may vary. For billing mechanics and due dates, check the Manatee County Tax Collector and your community’s CDD disclosure.
Why CDD affects monthly payment
- If escrowed, the annual CDD assessment is divided into 12 payments and added to your monthly mortgage escrow.
- If not escrowed, you will pay the assessment directly, so convert the annual amount into a monthly budget line to avoid surprises.
Budgeting examples (illustrative)
These examples are for illustration only. Your actual numbers will depend on current millage rates, completion dates, and CDD schedules.
Example 1: New build completes after January 1
- Market value at completion: $400,000
- Land value on January 1: $80,000
- Improvement value added at completion: $320,000
- Regular annual bill on land only, using a hypothetical 20 mills: $80,000 × 0.020 = $1,600
- Supplemental bill for improvements effective July 1 (half-year): ($320,000 × 0.020) × 0.5 = $3,200
- Total first-year taxes: $1,600 + $3,200 = $4,800, plus any CDD or other assessments
Example 2: CDD added to escrow
- Annual CDD assessment: $2,400
- If escrowed, monthly escrow for CDD: $2,400 ÷ 12 = $200 per month
- If not escrowed, budget $200 per month or $2,400 annually for direct payment
Lender and escrow questions to ask
- Will you escrow property taxes, county non-ad valorem assessments, and the community’s CDD assessment?
- If the CDD is billed separately from the county tax bill, how will you handle it for this loan program?
- What is the initial escrow deposit due at closing for taxes and assessments, and how will prorations be handled?
- If a supplemental bill arrives after closing, who pays it and how is it coordinated with escrow?
Buyer checklist for Parrish new builds
- Ask the builder or sales agent if the community has a CDD, and request the CDD disclosure package with the current annual amount, payment method, and bond maturity.
- Confirm any planned special assessments or future phases that could change CDD obligations.
- Get the anticipated certificate of occupancy date and permit finalization timing.
- Request a pre-closing tax estimate and verify how the final bill and any supplemental bill will be prorated.
- Confirm with your lender how taxes, insurance, and CDD will be escrowed and what cushion applies.
- If you will occupy by January 1, prepare to apply for homestead early and keep occupancy documentation.
- After closing, watch for supplemental bills and coordinate payment with your lender or the tax collector.
Local tools and where to verify
- Use the Manatee County Property Appraiser to review assessed values, exemptions, and parcel details.
- Check billing timelines and payment options with the Manatee County Tax Collector.
- Review statewide rules on assessments, deadlines, and exemptions through the Florida Department of Revenue.
- For background on CDDs, read Florida Statutes Chapter 190 and your community’s disclosure.
Get guided support
If you are planning a new build in Parrish, a clear plan for taxes, homestead timing, and CDD costs will keep your budget on track. We help you confirm assessments, coordinate with your lender, and avoid surprises at closing and beyond. When you are ready, connect with Julian Germinal for a friendly, no-pressure consult.
FAQs
When do Parrish new builds get fully assessed?
- Manatee County uses a January 1 snapshot. Homes complete and usable by January 1 are typically fully assessed for that year. Mid-year completions can trigger a supplemental assessment for the remainder of the year.
What is a supplemental tax bill on new construction?
- It is an additional bill for the value added when construction is completed after January 1, covering the period from the effective date of the improvement through year-end and billed separately from the regular tax bill.
Do I get homestead if I close after January 1?
- No, you generally must own and occupy the home on January 1 to receive that year’s exemption, but you can apply the following January for future years once you occupy as your permanent residence.
Will my CDD be included in escrow?
- If the CDD assessment appears on the county tax bill, most lenders include it in escrow; if it is billed separately by the district, lender treatment varies, so confirm their process for your loan.
How do I verify my parcel’s assessed value?
- Use the Manatee County Property Appraiser to search parcel records, review assessed values, and see exemption status.
Where can I confirm due dates and payment options?
- The Manatee County Tax Collector provides billing schedules, payment methods, and information on how non-ad valorem and CDD assessments are collected.
