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Financing
The conforming loan limit is $832,750 for 2026 in both counties, so most purchases fit standard lending if you are resident in the United States. European buyers who are relocating can use conventional loans once lawfully resident. Those buying a winter home while living in Europe generally use foreign national loans. See how status decides the loan.
For flats, the building matters as much as the borrower. Many island condominiums date from the 1970s and 1980s and now fall under Florida's milestone inspection and reserve rules. Ask for the inspection report and reserve study, and ask your lender early whether the building qualifies.
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Where you can let, and for how long
Rental rules here are a mosaic, because several local ordinances predate the 2011 state law that otherwise prevents local bans.
| Where | Rule |
|---|---|
| City of Sarasota | Vacation rental registration for one to four family homes in residential zones. Minimum stay seven full days and nights. Condominiums, cooperatives and owner-occupied rentals are exempt from the scheme. Fees of $500 initially and $350 a year. |
| Unincorporated Sarasota County, including Siesta Key | Leases of less than 30 days generally prohibited. |
| Anna Maria Island (Anna Maria, Holmes Beach, Bradenton Beach) | Each city has its own registration, and in Holmes Beach the minimum stay is 30 days or one week depending on zoning. |
| Unincorporated Manatee County | No dedicated short-term rental ordinance was in force at the start of September 2026. A draft was under discussion, so confirm the current position. |
A condominium association can be stricter than the municipality, with its own minimum lease period and a limit on the number of lets per year. Read the association documents before you rely on rental income.
Costs of owning
Average effective property tax is 0.76% of value in Manatee County and 0.72% in Sarasota County, but a new owner who does not live there full-time is assessed at the purchase price without the homestead exemption. In planned communities, add Community Development District assessments and homeowners' association fees. Short stays are taxed at 13% in both counties.
Insurance deserves the most attention near the coast. Standard policies exclude flood, hurricane cover carries its own deductible of up to 10% of the insured value, and insurers look at roof age and construction. Obtain quotes before your inspection period ends.
Getting there
Sarasota-Bradenton International has more than 90 nonstop destinations, none of them in Europe. European owners generally fly into Tampa, about an hour north, or into Orlando or Miami, and drive. If you plan frequent short visits, factor that journey in.
Continue your research
Sources (13)
Figures and rules on this page were checked against these sources on 3 October 2026. Rates, prices and local rules change, so confirm anything you rely on before you commit.
- Realtor Association of Sarasota and Manatee, August 2026 market report
- Florida Realtors, August 2026 market summary by metro area
- Tax Foundation, property taxes by state and county
- City of Sarasota, vacation rental registration and compliance
- Realtor Association of Sarasota and Manatee, rental restrictions in Sarasota and Manatee County
- WWSB, Manatee County discusses short-term rental rules (2 September 2026)
- Florida Department of Revenue, local option transient rental tax rates (form DR-15TDT)
- Florida Department of Revenue, discretionary sales surtax rates (form DR-15DSS)
- Florida Statutes 190.048, community development district disclosure
- Florida Statutes 553.899, milestone inspections
- FEMA, flood insurance
- FHFA, conforming loan limits for 2026
- Sarasota Bradenton International Airport, nonstop destinations
Who made this guide. Bas Terpstra makes, reviews and approves every guide, using AI tools and public sources as a starting point. Rules and figures change, so treat this as general information and confirm the details for your own situation.
This page is general information, not personal financial, legal, tax or immigration advice. Nothing here is an offer, and no rate, loan amount, approval or visa outcome is promised. Mortgage availability is subject to immigration status, income, credit, appraisal and lender criteria, and lending, tax and local rules change. Consult a licensed US lender, an immigration attorney and a cross-border tax adviser. Any property securing a loan may be at risk if payments are not made.