Windwater
Parrish

Mattamy Homes community · Parrish, Manatee County · ZIP 34219

A gated Mattamy Homes new build north of the Manatee River, where the floorplan and lot decide the number.

Gated new constructionNo CDD per builderParrish growth corridor

Live Market Pulse

50/100
Momentum

Buyer-Leaning Market (limited data)

Windwater is an actively selling Mattamy community of roughly 231 homes, so the honest read is by floorplan, lot, and phase, not by one community average. Confirm the exact HOA line and home status per parcel.

Free · No obligation

Unlock Off-Market Windwater

Listings before the portals, true comps, and the renovation and carrying-cost math, before you tour.

Built fromLive Stellar MLS data14 years of closingsLocal renovation analysisUpdated twice daily

LiveMarket PulseStellar MLS

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Median Price

0mo

Supply

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Avg DOM

Soft

Seller Leverage

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Median $/Sqft

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1-Yr Price Change

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Distress

Jon's Current Read

"Windwater is a single-builder, gated new-construction community in Parrish, so the read is different from a resale neighborhood: the question is which Mattamy floorplan and which lot, not whether the roof and systems are tired. Per the builder, Windwater carries an HOA and no CDD, which is a meaningful carrying-cost edge over many newer Parrish master plans that layer a CDD on the tax bill. Your leverage is the floorplan-to-lot match, the standby inventory versus build-to-order timing, and reading the broader Parrish growth and infrastructure picture honestly before you commit."

Jon Brooks, founder, Momentum Realty · Updated June 2026

The 60-Second Overview

Windwater is a gated, new-construction single-residential community in Parrish, in northern Manatee County, built by Mattamy Homes off Fort Hamer Road and Golf Course Road. The community is planned for roughly 231 homes across ten single-family designs (Mattamy Homes, 2024).

Floorplans run from about 1,651 to 3,460 square feet on one or two levels, with two to five bedrooms, two to 3.5 baths, and two to three car garages. A second phase of homesites opened in August 2024 (Mattamy Homes news release, 2024-08-26).

The amenity center, the Windwater Club, includes a pool, a covered social terrace, poolside cabanas, a sundeck, a tot lot, a grill area, and a paw park. Per the builder, Windwater carries a homeowners association fee and no CDD, which sets it apart from many newer Parrish communities that add a CDD assessment.

The pitch is gated new construction in one of Florida's faster growing corridors, with US 301 about five minutes away and I-75 roughly six miles out for access toward Sarasota and Tampa. The work is matching the right floorplan to the right lot, reading build timing, and verifying the HOA and any remaining phase details per parcel.

Quick Match

Who Windwater is best for.

Best for

Buyers who want a gated new build with a builder warranty
Buyers who value no CDD on the tax bill per the builder
Buyers who want one builder and a consistent amenity package
Commuters who will use US 301 and I-75 toward Sarasota or Tampa

Probably not for

Buyers who want an established, mature-tree resale neighborhood
Anyone unwilling to verify the HOA line and home status per parcel
Buyers who need a short, traffic-free central Tampa commute
Buyers who want a large-acreage or no-HOA rural parcel

Market Pulse

How Windwater is performing right now

50/100
momentum

Buyer-Leaning Market (limited data)

Seller's marketBalancedBuyer's market

0Months of supplytight

24Median days on marketdays

0 : 0Under contract vs for salestrong demand

0Sold in last 12 monthsliquidity

+127%Median price since 2012appreciation

+0%Asking vs recent sold $/sqftroom to negotiate

Tight supply and strong demand favor sellers here. Homes still take about two months to sell, though, and with asking prices running above recent sales per square foot, a prepared buyer has room on anything overpriced. Reading each home against the real comps, not the headline trend, is where the edge is.

Live from Stellar MLS, as of June 30, 2026. Refreshed twice daily. Months of supply, days on market, and the contract-to-listing ratio are computed from current Windwater listings and the trailing twelve months of closed sales.

Where prices are going$850K2026 YTD

Median sale price by year. Tap a label to compare North River Ranch or Parrish. The 1-year price change is the median sold price over the most recent year versus the prior year, the same measure most listing sites and local Realtor reports use. It reflects the mix of homes that sold, not the change in any single home's value, which is why median price per square foot is shown alongside it to adjust for home size. In thinly traded neighborhoods, where a sale or two can swing the median, we lead with the mix-resistant price-per-square-foot trend instead.

Price per square foot$3072026 YTD

Median $/sqft by year. 2026 is year to date.

Supply and demand now0 : 0active : pending

For sale0

Pending0

Sold 12mo0

Active and pending listings now vs homes sold in the last 12 months.

8.6A- score

Momentum intelligence

Momentum buy score

Our proprietary read on how a home in Windwater buys, holds, and resells. See the five factors.

Interactive Map

Windwater on the map.

Every active, pending, and recently sold home, plotted. Toggle the layers, color the dots by status or lot type, and tap a home for the details.

Listing locations from Stellar MLS; lot type inferred from listing descriptions. Destination pins are approximate. Map data © OpenStreetMap, tiles © CARTO. Flood, school, and commute overlays are on the roadmap.

The Club & Membership

15-Second Take

The Windwater Club anchors the gated community
Pool, covered social terrace, and poolside cabanas
Sundeck, grill area, and a shaded breezeway
Tot lot and a paw park for residents
Confirm current amenity status and HOA dues per home

Windwater is a gated, single-builder new-construction community rather than a sprawling master plan, so the lifestyle centers on the Windwater Club, with a pool, covered social terrace, poolside cabanas, sundeck, tot lot, grill area, and paw park per the builder. The setting is suburban Parrish off Fort Hamer Road and Golf Course Road, with US 301 and I-75 access nearby and the broader North River corridor amenities a short drive away. Confirm current amenities, the HOA dues, and build-out status before you buy.

Nearby & Commute

How far is everything?

The takeaway

Windwater trades a longer central Tampa commute for a gated new build in a fast growing Parrish corridor, with US 301 and I-75 carrying you to Sarasota, Bradenton, and Tampa.

Drive times from Windwater. They are approximate and vary with traffic and your exact start point in the community.

US 301~5 min · main corridor

I-75 via Moccasin Wallow Road~10 to 12 min · about six miles

Ellenton Premium Outlets~12 to 15 min · shopping off I-75

Lakewood Ranch and UTC~25 to 35 min · via Fort Hamer and I-75

Downtown Sarasota~35 to 45 min · via I-75 south

Downtown Tampa~45 to 60 min · via I-75 north

Sarasota Bradenton Airport~30 to 40 min · via I-75

Distances and drive times are approximate and vary with traffic and your exact parcel. Confirm your real commute at your real departure time.

Nearby Communities

Explore more neighborhoods near WindwaterParrish with Momentum Realty’s local guides.

RWRiver WoodsParrish, FL · 1.3 mi DWDel Webb BayViewParrish, FL · 2.3 mi AAAviary atRutland RanchParrish, FL · 2.4 mi SESeaireParrish, FL · 2.5 mi RIRiversongParrish, FL · 2.6 mi BRBroadleafParrish, FL · 2.6 mi NRNorth River RanchParrish, FL · 2.6 mi PLProsperity LakesActive AdultParrish, FL · 2.7 mi DWDel Webb SunchaseParrish, FL · 3.7 mi

Browse all Florida neighborhood guides →

Carrying cost · the no-CDD edge

No CDD bond means thousands less per year than newer master plans.

Typical CDD community~$2,500/yr

Windwater (no CDD)$0/yr

Roughly $25,000 saved over 10 years in carrying cost, before resale.

Illustrative. NE Florida CDD assessments commonly run $1,500-$3,500+/yr and vary by community; verify per property.

Schools

15-Second Take

Manatee County Public Schools
Verify the zoned schools by address
Magnet and choice options may be available
Confirm current ratings before relying on them
Private and parochial options nearby

Windwater is served by Manatee County Public Schools. Assignment is by address and can change, so confirm the exact zoned elementary, middle, and high schools for any specific home, plus any magnet or choice options. Treat published ratings as a starting point, not the full story.

Public

Manatee County Public Schools (verify by address)

Verifyrating

By address

Confirm zoned elementary, middle, and high

Verifyrating

Choice

Magnet and choice options may apply

Verifyrating

Buying with schools in mind? We can confirm the exact zoned schools for any Windwater address.

The takeaway

What is actually shaping value around Windwater: the Mattamy build-out of the community itself, the surge of new development north of the Manatee River, and the new infrastructure and services arriving in Parrish. Each item is sourced and linked.

Recent Developments in Windwater

Development Intelligence

Our read on what is being built around Windwater, scored for direction, significance, and how close the effect lands. The full sourced timeline follows below.

Net OutlookBullishParrish's rapid growth and new infrastructure point to steady demand, with the watch item being how quickly new construction across the corridor adds supply against absorption.

Mattamy opens new Windwater phase

2024

BullishMajor impact

SignificanceRadius: Community

The second phase of homesites broadens floorplan and lot choice and keeps the community actively selling, supporting amenity completion and demand.

No CDD per the builder

2024

BullishNotable impact

SignificanceRadius: Community

No CDD assessment is a carrying-cost edge over many newer Parrish communities that add a CDD on the tax bill, a real monthly difference for buyers.

Parrish among Gulf Coast's fastest growing areas

2025

BullishNotable impact

SignificanceRadius: Area

Major new development north of the Manatee River brings jobs, retail, and services, supporting long-run demand around Windwater.

New hospitals and emergency care coming to Parrish

2025

BullishNotable impact

SignificanceRadius: Area

Planned hospital and emergency facilities north of the Manatee River add services that have lagged the area's growth and support home demand.

New-home supply across the corridor

Ongoing

NeutralNotable impact

SignificanceRadius: Area

Tens of thousands of approved homes across Parrish mean new supply, so comps and absorption have to be read carefully against builder pricing.

Flood zone is parcel specific

Ongoing

NeutralMinor impact

SignificanceRadius: Community

Flood exposure varies by parcel across Manatee County, making the FEMA check and insurance quote essential diligence for any specific home.

Direction, significance, and effect-radius ratings are Momentum's proprietary, qualitative read of the sourced items below, not investment advice or a prediction for any specific home.

Development, infrastructure, retail, and school activity affecting Windwater, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated June 2026.

Showing the latest, scroll for all updates ↓

August 2024
Development
Mattamy Homes opens new phase of Windwater
Mattamy Homes announced the opening of a second phase of homesites at Windwater in Parrish, with ten single-family designs from about 1,731 to 3,460 square feet and base prices from the low 400,000s, located about five minutes from US 301 and roughly six miles from I-75. Why it matters: A new selling phase broadens buyer choice and keeps the gated community actively building, supporting amenity completion. Source
February 2023
Development
Mattamy holds grand opening for Windwater
Mattamy Homes held the grand opening for Windwater, a single-family home community in Parrish, introducing the gated community and its planned amenity center. Why it matters: The grand opening established Windwater as a single-builder gated community in the growing Parrish corridor. Source
February 2025
Market
Big projects reshape Parrish
Local reporting detailed major projects reshaping Parrish, including thousands of new homes, road widening near Fort Hamer Road, and new hospital and emergency services north of the Manatee River. Why it matters: New infrastructure and services support long-run demand, while heavy new-home supply means buyers should read comps and timing carefully. Source

Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.

The Strategy

The Windwater buying strategy.

If we were buying in Windwater, this is the order of operations we would run, and the one we run for our clients.

Pick the floorplan first. Windwater spans ten Mattamy designs from roughly 1,651 to 3,460 square feet, so the plan sets your floor on value and function.

Match the plan to the lot. A two-story plan on a tight lot lives very differently from a one-story on a wider or water lot, so read the siting before the finishes.

Compare standby inventory to build-to-order. Move-in-ready homes and to-be-built homes carry different timing, pricing, and option math, so weigh both.

Verify the HOA and confirm no CDD per the builder. Per Mattamy the community has an HOA and no CDD, so confirm the exact dues and tax lines for the specific home.

Use the Parrish context, and cross-shop the larger nearby master plan North River Ranch if you want more amenities and trails.

The Quick Decision

Best Buy

The floorplan that fits your life on a well-sited lot, priced to real comps

Biggest Risk

Overpaying for options that do not return, or a poor plan-to-lot match

Best Lot

A wider or preserve or water lot with good orientation

Smart Timing

Confirm build status and the HOA before you commit

Deep-Dive Intelligence

The full read, only if you want it.

The takeaway

On mobile, tap any heading below to open it. This is the home by home, lot by lot, club and renovation detail, organized so you can jump straight to what matters to you.

Community Details at a Glance

Windwater Homes For Sale

What your money buys in Windwater.

The takeaway

Three honest price bands. Condition and lot, not the square footage alone, decide where a home lands.

Here are the broad resale bands in Windwater today. The right home is the one matched to your budget and the renovation math, so seeing fitting listings early is the edge.

The Entry

Smaller single-story Mattamy plans on standard lots, the affordable way into a gated new build at Windwater.

Lowest entry

The Core

Mid-size three and four bedroom plans on solid lots, the heart of the everyday buyer market here.

Most inventory

The Top

The largest two-story plans on premium preserve or water lots, the homes that hold value best in the community.

Strongest resale

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

See Off-Market & Private Listings

What Your Money Buys

What ~$900K buys here.

Three realistic price bands. Where a home lands comes down to condition and lot, not square footage alone.

The Entry

Smaller single-story Mattamy plans on standard lots, the affordable way into a gated new build at Windwater.

The Core

Mid-size three and four bedroom plans on solid lots, the heart of the everyday buyer market here.

The Top

The largest two-story plans on premium preserve or water lots, the homes that hold value best in the community.

Approximate 2026 resale bands from third-party listing data and public records, not NEFAR statistics. Confirm pricing for a specific home.

Operator Intelligence

Renovation & Resale Intelligence

The factors that actually move value in Windwater, condition, lot, and the renovation math, read from current listings and recent sales.

15-Second Take

Renovation math decides the deal
Golf and lake lots resell strongest
Roof and HVAC age drive the insurance quote
Interior lots are where buyers overpay

Proprietary Data

The renovation premium.

Renovated-listing inventory in Windwater is too thin right now to compute a reliable renovation premium. We read condition home by home against real comps before you offer.

Lot Value

The lot premium.

On golf, lake, and preserve frontage, the homesite is the part of your money the market gives back at resale. The house can be renovated; the lot cannot, so premium lots hold their value better than interior ones. How much more they command varies by frontage, view, and condition, which is why we read it home by home against real comparable sales rather than a single headline figure.

Operator Note

Most buyers overpay on interior lots in the back half of the community. A sharp renovation can distract you, but the weaker resale position follows the lot, not the finishes. We read the homesite before the kitchen.

Resale Strength Scorecard

How well Windwater holds value.

Our read on the factors that protect resale here, and the one to manage.

Location within ParrishStrong

New construction qualityBuilder warranty

HOA and CDD postureHOA, no CDD per builder

Floorplan to lot matchVerify per home

Flood read per lotVerify per address

Momentum analysis based on the no-CDD structure, central location, built-out lot scarcity, the funded club plan, and the all-resale 1990s housing stock. Not a guarantee of future value.

Operator Note

The strongest value pocket is usually a renovated golf or lake home priced just under the next tier up. Buyers chasing the single biggest estate often pay estate prices for what is really a renovation project.

5 Mistakes Buyers Make in Windwater

15-Second Take

Calling the listing agent (who works for the seller)
Misjudging the renovation budget
Overpaying for an interior lot
Ignoring the optional club cost
Skipping the roof, HVAC, and systems check

In an all-resale, seven-figure, renovation-driven market, the same five mistakes cost buyers the most. Every one is avoidable with the right preparation before you tour.

Calling the listing agent

The agent on the sign works for the seller. In a market where condition swings price by hundreds of thousands, negotiating against that agent with no one in your corner is the costliest move of all.

Misjudging the renovation math

A dated home looks like a deal until you price the roof, HVAC, pool, and full modernization honestly. Underbudget the reno and the bargain becomes the expensive house.

Overpaying for an interior lot

Golf frontage, lakefront, and preserve lots carry real, durable premiums. Pay an estate price for an interior lot and you are buying the weakest version of the value.

Ignoring the club decision

The club is optional and separate, so two similar homes can cost very differently to own. Buyers who do not price the membership they will actually use misread their real monthly number.

Skipping the systems check

A 1990s home means 1990s-era systems unless updated. Roof age, HVAC age, pool equipment, and prior renovations drive both price and insurability, and a thorough inspection matters more here than in a new build.

“

Windwater is one builder, one gated plan, and a clear amenity package. The deal is won or lost on the floorplan, the lot, and the build timing.

Jon Brooks · Founder, Momentum Realty

Momentum Intelligence

Momentum Buy Score.

Our proprietary 0 to 10 read across the five factors that decide how a home here buys, holds, and resells.

7.5B · Buy Score

Resale Strength7.2/10

Renovation Risk2.2/10

Location Efficiency7.4/10

Long-Term Defensibility7.2/10

Carrying Cost Advantage8.0/10

Momentum Intelligence Scores are our proprietary, qualitative assessment based on the analysis on this page, on a 0 to 10 scale. They are a framework for comparing communities, not a guarantee of future value or advice on a specific home.

Momentum Housing Intelligence

Why our read on Windwater is different.

Most pages on this community are an automated estimate wrapped in stock copy. This one is built from the live Stellar MLS feed, fourteen years of closed sales, and a renovation-by-renovation read of what actually moves value here, lot by lot. No Zestimate, no guesswork.

Live Stellar MLS feed14 years of closed salesRenovation-premium analysisLot-by-lot, no automated estimates

Jon Brooks, founder of Momentum Realty. A housing economist with a background in real estate investment banking at Deutsche Bank and consulting at Ernst & Young, who has built and analyzed Northeast Florida real estate from the ground up.

About the analyst · Our methodology

Which Lots & Views Hold Value Best

Proprietary Data · Lot Value Map

Where the value actually sits. Each home is shaded by its price per square foot (a value read, not just a price) and ringed by lot type, so you can see at a glance which pockets carry a real, durable premium and where a renovation play makes sense.

Value ($/sqft)

$261 value$401 premium

Lake / waterPreserveInterior

Fill = price per square foot; ring = lot type, inferred from listing descriptions. Sold homes are shown by realized $/sqft (lot type not always recorded). Asking and recent-sold figures from Stellar MLS; for orientation, not an appraisal.

15-Second Take

Wider, preserve, and water lots carry premiums and hold value
Verify the FEMA flood zone for the exact address
Match a two-story plan to a lot that can take it
Orientation and privacy vary lot to lot, read the siting
Confirm the lot premium against real comps before you offer

In a new-construction community like Windwater, the lot is the part of your money the market protects. Wider lots, preserve and water lots, and well-oriented parcels hold value better than tight interior lots, and the plan has to fit the lot it sits on. The finishes can be matched later; the lot and its siting cannot. Read the lot premium and the flood map first, then weigh the floorplan and options against it.

The 15-Second Verdict

Windwater in 15 seconds.

Best forBuyers who want gated new construction with a builder warranty and no CDD per the builder.

Biggest advantageNew build plus no CDD per the builder, in a fast growing Parrish corridor.

Biggest riskPlan-to-lot match and option spend, plus broader new-supply pressure in Parrish.

Sweet spotThe right Mattamy floorplan on a well-sited lot, priced to real comps.

Avoid ifYou want an established resale neighborhood or a short central Tampa commute.

HOA, CDD & Fees

15-Second Take

HOA applies, confirm the exact dues per home
No CDD per the builder, verify the tax bill to be sure
HOA supports the gate and the Windwater Club amenities
New construction, so read the builder warranty terms
Confirm any remaining phase or assessment lines per parcel

Windwater carries a homeowners association fee and, per the builder, no CDD assessment, which is a carrying-cost edge over many newer Parrish communities that add a CDD on the tax bill. Confirm the exact HOA dues and any remaining phase or assessment lines for the specific home.

The HOA supports the gated entry and the Windwater Club amenities, including the pool, covered social terrace, poolside cabanas, sundeck, tot lot, grill area, and paw park. Confirm what is covered and the current dues for the specific home.

Run Your Numbers

Tools for a Windwater buy.

Free calculators to pressure-test the real cost before you tour.

Mortgage paymentPrincipal, interest, taxes, and insurance on a specific price.Property taxManatee County millage and the homestead picture.Rent vs buyThe breakeven on owning in Windwater.Save Our HomesProject your homestead tax cap over time.

The takeaway

Selling here is won on condition and view, not the Zestimate. The right number comes from closed comps matched to your renovation level and lot.

Selling in Windwater

Price to the floorplan, lot, and condition, not a community average.

Selling in Windwater means pricing to your specific floorplan, your lot, and your finished condition, not a community average that mixes plans and lots. In a community where buyers can still buy new from the builder, your options, upgrades, and lot premium are what set your number.

Momentum listings (YTD)

97.98%

Sold-to-list ratio across our market for our agents, sellers keeping more of their price.

Market average (YTD)

96.73%

The broader metro average sold-to-list ratio over the same period.

Momentum days on market

64 days

Median days on market for our listings, faster sales mean less carrying cost and stronger leverage.

Market days on market

72 days

The broader metro median over the same period.

Sold-to-list and days-on-market figures reflect Momentum Realty listings versus our market average, year to date. Your home's result depends on pricing, condition, lot, view, and preparation.

In Windwater, condition and view decide your number

Because buyers here are weighing your home against renovated comps and cross-shopping North River Ranch, a home priced to the community average instead of its true condition and view either leaves money on the table or sits. A renovated kitchen, newer roof and HVAC, and a golf or lake view all deserve to show up in your price, and a buyer pool reading renovation math needs to be shown why your home is worth it. We build that case with real comps and a pricing strategy for the current market.

What is your Windwater home worth?

Get a no-obligation home value based on real comparable sales in Windwater matched to your condition, lot, and view, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.

See homes for sale in Windwater on the map →
Or get your Windwater home value & selling guide →

Real comps, not a Zestimate.

Price History: What Homes Here Have Actually Sold For

Median sale prices in Windwater year by year since 2012, from closed MLS sales. A long track record beats a single estimate, showing what this community has really done through rate cycles rather than what a model predicts.

The real cost & risk here

Before the list price, the Florida math the portals skip. These are Manatee County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.

$1,609/mo

Manatee County typical true cost to own

$110/mo

Manatee County typical home insurance

No CDD

No community development district bond

Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · Manatee County scorecard.

County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.

Windwater Market Scorecard

Strong seller's market

Windwater is currently a strong seller's market. About 1.8 months of supply, a median asking price of $1,019,500, and homes go under contract in about 58 days.

1.8

Months supply

$1,019,500

Median list

$847,500

Median sold

$313

Per sqft

Days on mkt

6/8/41

Active/Pend/Sold

Typical home value in the 32224 ZIP is $456,759, about 13.7% above the Florida norm (Zillow Home Value Index).

Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.

Live data: Stellar MLS, refreshed twice daily. Typical value: Zillow Research. Market metrics only; these describe homes for sale and recent sales, not residents.

Frequently Asked Questions

Where is Windwater located?

Windwater is in Parrish, in northern Manatee County, off Fort Hamer Road and Golf Course Road, ZIP 34219. It is about five minutes from US 301 and roughly six miles from I-75 (Mattamy Homes, 2024).

Who builds Windwater?

Windwater is built by Mattamy Homes. The community held its grand opening in February 2023 and opened a second phase of homesites in August 2024 (Mattamy Homes news releases).

Is Windwater a gated community?

Yes. Per the builder, Windwater is a gated single-residential community with a private amenity center called the Windwater Club. Confirm current access and amenity details with the builder or HOA.

How many homes are in Windwater?

Windwater is planned for roughly 231 single-family homes across ten different designs (Mattamy Homes, 2024). Confirm the current build-out status for any specific phase.

What floorplans does Windwater offer?

Mattamy offers ten single-family designs ranging from about 1,651 to 3,460 square feet, with two to five bedrooms, two to 3.5 baths, and two to three car garages (Mattamy Homes, 2024).

Does Windwater have a CDD?

Per the builder, Windwater has no CDD assessment, which is a carrying-cost edge over many newer Parrish communities. Always verify the actual tax bill for the specific home to be certain.

Does Windwater have an HOA?

Yes. Windwater carries a homeowners association fee that supports the gate and the Windwater Club amenities. Confirm the exact current dues for any specific home.

What amenities does Windwater have?

The Windwater Club includes a pool, a covered social terrace, poolside cabanas, a sundeck, a tot lot, a grill area, and a paw park, per the builder.

What schools serve Windwater?

Windwater is part of the School District of Manatee County. Annie Lucy Williams Elementary on Fort Hamer Road, Buffalo Creek Middle, and Parrish Community High serve the broader area, but assignment is by address and can change, so confirm the zoned schools for any specific home.

How is the commute from Windwater?

US 301 is about five minutes away and I-75 is roughly six miles out, giving access toward Sarasota and Tampa. Drive times depend on your exact start point and the time of day.

Is Windwater new construction or resale?

Windwater is an actively selling new-construction community, so you may find both builder inventory and resales. The two carry different pricing, timing, and warranty math, so weigh both.

Is Parrish a good place to buy?

Parrish is one of the faster growing areas on Florida's Gulf Coast, with major new-home development and new infrastructure underway (Your Observer, 2025). Growth supports demand but also adds new supply, so read comps and timing carefully.

Should I worry about flood zones at Windwater?

Flood exposure is parcel specific across Manatee County. Always run the FEMA flood zone and an insurance quote for the exact address during diligence.

What is the difference between Windwater and North River Ranch?

Windwater is a smaller gated, single-builder community with no CDD per the builder, while North River Ranch is a large master plan with extensive trails and amenities and a CDD. They are different buys for different priorities.

Who is the best real estate agent for Windwater?

The best agent for Windwater is one who actively works Parrish and knows the community's pricing, HOA and CDD details, and current inventory. Tell us what you're looking for in the form on this page and Momentum Realty will match you with a local specialist for Windwater.

How do I find a top Parrish real estate agent who knows Windwater?

Share a few details in the form on this page. Momentum Realty has 280+ agents and more than $3.5B in closed sales, and we'll connect you with one who knows Windwater and the wider Parrish area.

Can Momentum Realty connect me with an agent for Windwater?

Yes. Use the form on this page and we'll introduce you to a local specialist who can guide your Windwater purchase or sale - no call center and no pressure.

The Verdict

Should you buy in Windwater?

An honest fit check. We will tell you when it is not your community.

Buyers who want a gated new build with a builder warrantyExcellent fit

Buyers who value no CDD on the tax bill per the builderExcellent fit

Buyers who want one builder and a consistent amenity packageExcellent fit

Commuters who will use US 301 and I-75 toward Sarasota or TampaExcellent fit

Buyers who will match the floorplan to the lot and read timingExcellent fit

Buyers who want an established, mature resale neighborhoodProbably not

Anyone unwilling to verify the HOA and tax lines per parcelProbably not

Buyers who need a short, traffic-free central Tampa commuteProbably not

Buyers who want a large-acreage or no-HOA rural parcelProbably not

Buyers unwilling to weigh builder inventory against resaleProbably not

Get the inside read on Windwater

Whether you are buying a renovation project, comparing the lots and views, weighing the optional club, or selling your Windwater home, tell us what you need. Every inquiry comes straight to us. We represent you, not the seller, and what your agent is paid is negotiable and set in a written buyer agreement up front. No obligation, no spam, no high-pressure follow-up.

You are all set.

A Momentum Realty Windwater specialist will reach out personally, usually the same day.

Thinking about hiring an agent here? How to find the best real estate agent in Windwater - what to look for, questions to ask, and your local expert.

Windwater median home price history from 2012 to 2026, chart by Momentum Realty — Median sale price in Windwater, Florida by year (2012 to 2026). Source: Momentum Realty.

Photography on this page is sourced from active and recently sold MLS listings in this community and remains the property of the listing brokerage and/or photographer. Listings courtesy of Stellar MLS as distributed by MLS GRID. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing; deemed reliable but not guaranteed by MLS GRID.

WindwaterParrish

The 60-Second Overview

Who Windwater is best for.

Best for

Probably not for

How Windwater is performing right now

Windwater on the map.

The Club & Membership

How far is everything?

Nearby Communities

Schools

Manatee County Public Schools (verify by address)

Confirm zoned elementary, middle, and high

Magnet and choice options may apply

Recent Developments in Windwater

Mattamy opens new Windwater phase

No CDD per the builder

Parrish among Gulf Coast's fastest growing areas

New hospitals and emergency care coming to Parrish

New-home supply across the corridor

Flood zone is parcel specific

Mattamy Homes opens new phase of Windwater

Mattamy holds grand opening for Windwater

Big projects reshape Parrish

The Windwater buying strategy.

The full read, only if you want it.

What your money buys in Windwater.

What ~$900K buys here.

Renovation & Resale Intelligence

The renovation premium.

The lot premium.

How well Windwater holds value.

5 Mistakes Buyers Make in Windwater

Calling the listing agent

Misjudging the renovation math

Overpaying for an interior lot

Ignoring the club decision

Skipping the systems check

Momentum Buy Score.

Why our read on Windwater is different.

Which Lots & Views Hold Value Best

Windwater in 15 seconds.

HOA, CDD & Fees

Tools for a Windwater buy.

Price to the floorplan, lot, and condition, not a community average.

In Windwater, condition and view decide your number

What is your Windwater home worth?

Price History: What Homes Here Have Actually Sold For

The real cost & risk here

Windwater Market Scorecard

Frequently Asked Questions

Should you buy in Windwater?

Get the inside read on Windwater

You are all set.

Need to sell fast in Manatee County?

You just read the data. Now see what your home is worth.

More Parrish & Bradenton & Manatee County guides

Windwater
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