Florida · Rev 2026-10-12
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Manatee County roof replacement permits, 2017–2026

We analyzed 52,951 residential re-roof permits issued by Manatee County from 2017 to October 2026. Re-roof permits roughly tripled between 2018 and 2025, shingle dominates, and the median declared shingle job is $15,840.

By the ReRoof Report editorial team · Last reviewed · 3 sources

3,297 → 10,232Re-roof permits in 2018 vs 2025, unincorporated Manatee County.
$15,840Median declared value of a shingle re-roof, 2017–2026 (n=32,738).
41%Of single-family homes built before 2011 have no re-roof permit since 2017 (upper bound for roofs 15+ years old).

How many roofs are replaced each year?

Permit counts rose almost every year. The jumps after 2022 line up with Hurricane Ian (September 2022) and with Helene and Milton, which both hit the Tampa Bay and Sarasota–Manatee coast within two weeks in fall 2024. 2017 is the county's first year in this system, so its count is incomplete.

Residential re-roof permits per year, unincorporated Manatee County02,8105,6308,44011,2602017: 339 (incomplete)20172018: 3,29720182019: 3,53620192020: 5,31420202021: 5,78720212022: 6,53920222023: 6,43820232024: 8,44920242025: 10,23220252026: 3,020 (through 2026-10-11)2026
Lighter bars: incomplete years (2017 system start; 2026 through 2026-10-11). Source: Manatee County permit records; analysis by ReRoof Report.
YearPermitsMedian declared valueMiddle 50% of values
2017 (incomplete)339$10,575$7,500–$16,500
20183,297$11,457$8,000–$16,000
20193,536$12,280$8,680–$17,150
20205,314$13,980$9,793–$19,280
20215,787$15,000$10,512–$21,500
20226,539$16,850$11,500–$23,100
20236,438$18,250$12,500–$26,880
20248,449$18,725$13,300–$26,549
202510,232$18,720$13,125–$28,000
2026 (partial)3,020$18,000$11,870–$32,800
All materials. Declared values are what the applicant wrote on the permit, kept when between $2,000 and $150,000; nominal dollars.

Monthly permits and the hurricane surges

Re-roof permits per month, 2017–202605501,1001,6402,1902017: 620172017: 102017: 62017: 82017: 42017: 52017: 182017: 302017: 402017: 642017: 722017: 762018: 13820182018: 2932018: 4172018: 3872018: 3202018: 2872018: 2812018: 3132018: 2282018: 2552018: 2062018: 1722019: 26520192019: 2942019: 3472019: 3222019: 3362019: 2782019: 2632019: 2872019: 3352019: 3222019: 2592019: 2282020: 36520202020: 3942020: 4792020: 3982020: 4712020: 5392020: 4852020: 4622020: 3952020: 4592020: 4002020: 4672021: 43720212021: 4802021: 5702021: 5692021: 5312021: 5172021: 4352021: 4792021: 4392021: 4712021: 4482021: 4112022: 46620222022: 5042022: 5982022: 6282022: 5342022: 5212022: 4342022: 5152022: 3882022: 5892022: 6652022: 6972023: 74020232023: 7532023: 8112023: 5932023: 5872023: 5402023: 4132023: 4392023: 4022023: 3922023: 4152023: 3532024: 42020242024: 4172024: 4602024: 4762024: 4282024: 4092024: 4352024: 4162024: 3852024: 8442024: 1,7752024: 1,9842025: 1,99120252025: 1,4382025: 1,2652025: 1,1612025: 8812025: 7202025: 6552025: 5612025: 5032025: 4192025: 3282025: 3102026: 33420262026: 3362026: 3672026: 3992026: 3252026: 3112026: 2692026: 3012026: 3072026: 71IanHelene & Milton
Monthly permits by issue date. Labels mark January of each year; dashed lines mark Hurricane Ian (Sep 2022) and Helene/Milton (Sep–Oct 2024).

Which materials do Manatee homeowners choose?

We read the material from each permit's description. Where the description names a conversion ("tile to shingle"), we count the new material. About 14% of permits don't state a material.

Re-roof permits by material, 2017–2026Shingle33,074Not stated7,548Tile5,199Flat / low-slope3,704Metal3,421
Count of residential re-roof permits by material named in the permit description.
MaterialPermitsShareMedian declared valueMiddle 50%n (values)
Shingle33,07462.5%$15,840$11,500–$21,02732,738
Not stated7,54814.3%$15,000$10,000–$21,0587,438
Tile5,1999.8%$44,349$32,470–$59,8505,126
Flat / low-slope3,7047%$5,200$2,720–$9,9752,905
Metal3,4216.5%$20,000$13,000–$31,8203,388
Flat-roof permits are often small sections (porches, additions), which explains the low median.

Declared values on permits tend to sit below final contract prices, so treat them as a floor. For a range for your own home, use the roof replacement cost calculator; for regional fees and wind rules, see roof replacement costs in Southwest Florida.

When in the year are roofs replaced?

Average share of a year's re-roof permits by month, 2018–2025Jan8.6%Feb8.9%Mar10.1%Apr9.3%May8.5%Jun8%Jul7.2%Aug7.5%Sep6.6%Oct7.9%Nov8.7%Dec8.8%
Share of each year's permits issued in each month, averaged over 2018–2025. Hurricane years push permits into the following months.

March is the busiest month on average and September the quietest, but hurricanes override the pattern: in single years, December reached 23% and November 21% of the year's permits.

How long do roofs last before the first re-roof?

For homes built in 1990 or later whose first re-roof permit since 2017 we can see, the median time from construction to that permit was 20 years (middle 50%: 17–23 years, n=28,840).

Material of the re-roofMedian years from constructionn
Shingle1919,348
Tile234,675
Metal21969
The material is the new roof's, not necessarily the original.

Read this with care. We only see re-roofs from 2017 to 2026, so homes re-roofed earlier, or not yet, are missing. Storm-driven replacements after Ian, Helene and Milton pull the figure down. It describes roofs that were replaced in this window, not how long a typical roof lasts. See how long roofs last in Florida.

How many older roofs may still be due?

Of 66,760 single-family homes built before 2011 in the area covered by the county's permits, 27,115 (40.6%) have no re-roof permit since 2017. If those roofs are original or older than 2011, they are now 15 years or older, which is when Florida's 15-year roof rule starts to matter. Treat it as an upper bound: roofs replaced in 2011–2016, or without a permit, don't show up. You can find your own roof's permit date or run the roof age check, which searches these permits by address.

Data, method and download

  • Source: Manatee County Government permit records (permit types "Roof Express" and "Roof Standard"), fetched 2026-10-12. Canceled and void permits are excluded.
  • Coverage: unincorporated Manatee County. Bradenton, Palmetto, Anna Maria, Holmes Beach, Bradenton Beach and Longboat Key run their own building departments and are not included.
  • Material: Derived from the permit description with keyword rules (data/jobs/material.py): an explicit conversion target ('tile to shingle', 'replace with metal') wins, then the last pitched material named; flat = TPO / modified bitumen / built-up / membrane / 'flat' only when no pitched material is named; unknown = no material stated.
  • Homes and year built: Florida Department of Revenue 2026 preliminary tax roll, single-family use code 001.
  • Terms: Public record (Fla. Stat. ch. 119). Manatee County GIS data is provided 'as is'; derived products must credit Manatee County Government; the data may not be sold. Only aggregates are published here. Source: Manatee County Government permit records; analysis by ReRoof Report.

Download the aggregated CSV (year, material, permits, median value, n). Aggregates only; for individual records, use the county's own portal.