16016 SANDY CLIFFS DRIVE, CLERMONT, FL 34714
Sources: Stellar MLS (listings + 12-mo closed sales), FEMA, modeled insurance. Interpretation: Momentum Research. Data notes
As of September 12, 2026, 16016 Sandy Cliffs Drive in Windsor Cay Ph 1, Clermont is listed at $1,575,000 (4,376 sq ft, about $360 per sq ft). That is 90% above Windsor Cay Ph 1's median closed sale of $830,870 over the last 12 months (67 recorded sales). Per square foot it is above the community's recent $267/sq ft by about 35%. It has been 187 days on market. Listing facts: new construction, a private pool, HOA dues of $467/mo. The parcel maps to FEMA flood zone X, outside the special flood hazard area. Figures are from the MLS record and county data; deemed reliable but not guaranteed.
- No CDD assessment on record
- New construction — built 2024
- 4,376 sq ft of living area
- 2-car garage
- 187 days on market
- HOA $467/mo (per listing)
Pricing & the WINDSOR CAY PH 1 market
How this home is priced against recent nearby sales, and where WINDSOR CAY PH 1 has been over 25 years. Momentum Research analysis of Stellar MLS records; closed sales, deemed reliable but not guaranteed. Estimates only; see data notes.
Price vs. size in WINDSOR CAY PH 1
Each dot is a closed sale since 2024 (232 total). This home is the gold marker.
Sale price (y) by living area in sq ft (x). Stellar MLS closed sales.
Median $/sq ft by year
Community sold $/sq ft, 2024–2026. This home lists at $360/sq ft.
Median sale price by year
12-month median closed price, 2024–2026.
This home’s history
- 2024BuiltPer public record
- Jul 10, 2026First trackedObserved at $1,595,000
- Aug 27, 2026Price cut$1,585,000
- Sep 3, 2026Price cut$1,575,000
- NowActiveCurrently for sale
Build year is from public record. Listing milestones reflect movewithmomentum.com’s own observations since we began tracking this listing and are not the MLS listing history; dates and prices are deemed reliable but not guaranteed.
Estimated monthly payment
- Principal & interest $8,181/mo 78%
- Taxes $1,378/mo 13%
- Insurance $436/mo 4%
- HOA $467/mo 4%
$10,461/mo at 20% down, 30-yr @ 6.76% · edit any field to update.
Editable estimate — not a loan offer. Estimates only; see data & estimate notes.
Property taxes
✓ Based on certified county tax rollMany first-time Florida buyers are surprised when property taxes jump after closing. This estimate helps you budget before you make an offer.
Most of this comes from Florida’s Save Our Homes assessment cap resetting when the home sells — the current owner’s protected assessment doesn’t transfer to a new buyer.
Adjust for your exemptions, portability, and down payment
A market / assessed / taxable trend chart appears here once the prior-year rolls are ingested.
Sources: Florida DOR certified tax roll (2025), Stellar MLS. County public record, not MLS data — matched to this home by parcel ID. Estimates are not a tax bill.
Momentum Property Score
41/100 is below average across the objective indicators below. It reflects only those measures — not the home’s quality, condition, or desirability.
A 0-100 score built from objective property and market data: flood risk, insurance, pricing, supply, affordability, and recent sales. Higher means more measures line up in a buyer’s favor. It reflects only the factors below.
Momentum Scores are objective, rules-based indicators computed from listing facts, public records, and recent nearby sales. They are not appraisals, valuations, investment advice, or judgments about a neighborhood or who should live there. Verify independently.
The Momentum read
🟡 Asking $360 per square foot, about 35% above the community’s $267 median. WINDSOR CAY PH 1’s 12-month median sold price per square foot is $267. Median sold price per square foot is up 13.9% year over year. Confidence: Very High · 67 closed sales in 12 monthsMLS facts: Stellar MLS closed sales. A per-square-foot gap is context, not an appraisal; condition, lot, and view set the final number here.
Recent WINDSOR CAY PH 1 sales closed near 100.0% of original asking.Why it matters: the community’s own record shows how far opening prices typically move, and how often buyers compete without financing.Momentum Research analysis of Stellar MLS records, community-level, 12 months ending September 12, 2026. Aggregates only; deemed reliable but not guaranteed.
What’s unique here: one of only 709 active listings in WINDSOR CAY PH 1, no CDD assessment.
Jump to: About this home · Every number, sourced · Monthly cost · Flood & risk · History · FAQ
Updated September 12, 2026 · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
About this home
This stunning 2024 Custom Clearwater Grand is a truly one-of-a-kind 10-bedroom luxury vacation home located within the highly sought-after Windsor Cay Resort, fully zoned for short-term rentals and designed to deliver an unforgettable guest experience with exceptional income-producing potential. What truly separates this property from the competition is its distinction as the only property in Windsor Cay currently carrying the Airbnb Luxe badge, placing it within Airbnb’s highly exclusive luxury collection and creating a significant competitive advantage within the Central Florida vacation rental market. Spanning approximately 4,382 sq ft across two stories, this customized and enlarged floor plan comfortably accommodates 28+ guests and features virtually every available builder upgrade.
Throughout the home, guests are immersed in extraordinary custom themes and hand-painted murals created by artists behind Epic Universe, utilizing amusement park-grade materials, specialty lighting, and glow-in-the-dark effects to create an immersive resort-style experience unlike a traditional vacation rental. Positioned on a premium oversized 7,500 sq ft lot with no rear neighbors, the property offers enhanced privacy, open rear views, and direct views of the nightly Disney fireworks from the backyard—a rare and memorable feature for guests. The fully screened outdoor retreat is designed as a destination of its own, featuring a heated pool and spa with custom lighting, privacy screens, and an expansive AVATAR-themed entertainment area.
Guests can enjoy a premium outdoor movie theater, volleyball, basketball hoop, foosball, Mega Connect 4, covered dining and lounge areas, outdoor TV, and optional BBQ setup. A dedicated, fully stocked popcorn bar completes the movie-night experience with a commercial-grade popcorn machine, flavor shakers, serving bowls, and supplies. Inside, two custom entertainment spaces further distinguish the home.
The TRON-inspired arcade features a one-of-a-kind custom-built 360° rotating TRON Legacy replica virtual-reality racing simulator created exclusively for this property, along with an arcade cabinet, Nintendo Switch, air hockey, and immersive neon lighting. Upstairs, the FANTASIA-themed loft offers a pool table, 65-inch Roku TV, massage chair, board games, and dedicated social-media wall. The property offers exceptional investment appeal with the potential to generate $150,000+ in gross annual rental income, supported by its large guest capacity, premium lot, extensive entertainment features, rare custom theming, and exclusive Airbnb Luxe designation.
These characteristics position the home to compete among the premier short-term rental properties in the Central Florida vacation market while offering immediate income-producing potential. Windsor Cay Resort amenities include a resort-style clubhouse, lazy river, water slides, splash park, fitness center, arcade, sports courts, and mini-golf. Located approximately 8 miles from Walt Disney World and minutes from Universal Orlando, including Epic Universe, SeaWorld, Orlando International Airport, major highways, shopping, and dining, this exceptional property combines location, privacy, extraordinary custom design, luxury positioning, and strong income potential.
Description provided by LOKATION and reproduced from the MLS; not independently verified.
Every fact, sourced
Listing data, public records, our calculations, and what to verify — each fact shown once. Estimates and calculations shown are for general information only, are not appraisals or advice, and should be independently verified.
Listing facts MLS
Public records & third-party data
Calculated estimates
Buyer should verify Buyer verify
Provided via the Stellar MLS Internet Data Exchange, as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID · Listings courtesy of Stellar MLS as distributed by MLS GRID. · deemed reliable but not guaranteedIDX 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. Data is deemed reliable but is not guaranteed by the MLS to be accurate.The Messtimate
This is a deliberately dumb estimate — living area times a range of recent neighborhood $/sq ft, and nothing else. It is not an appraisal, not market value, and not a valuation of this home. Even a tight range from comparable sales can’t price a specific home — here’s why.
Actual list price: $1,575,000 — compare it against the range above. The Messtimate is a blind sqft estimate; the list price reflects this specific home.
A 27% spread on the same house — and that gap is exactly what an automated guess can't see:
- Condition & finishes — as new construction, builder upgrades and finish level aren't in a sq ft number.
- The lot & views — a premium golf, water, or preserve lot vs. a road-facing one: same sq ft, very different price.
- Outliers skew it — one flip or distressed sale in the comps drags the whole $/sq ft up or down.
- Carrying costs & concessions — this home carries HOA dues of $467/mo; with insurance and any seller-paid buydown, that changes what a buyer actually pays, and a sq ft estimate ignores all of it.
- The pool — a private pool carries cost and value that living area doesn't capture.
And here's what the live market is doing — which the number above ignores entirely:
- 577 active listings competing, 199 under contract
For reference, this home is listed at $1,575,000 ($360/sq ft) — a number set with analysis a Messtimate can't do.
Selling your own home? Try the Messtimate on your address →
Methodology: 4,376 sq ft × $235–$299/sq ft from recent nearby closed sales (public records). Estimate for general information only; not an appraisal, valuation, or offer. Updated September 12, 2026.
Similar homes for sale near WINDSOR CAY PH 1
Active listings nearby at a comparable size and price. Listings held by brokerages other than Momentum Realty are marked with the listing broker. Deemed reliable but not guaranteed.
Price & listing history
Building permits
Flood zone & elevation
Sourced environmental data for the parcel. Confirm with FEMA and your insurer.
From the FEMA National Flood Hazard Layer. In this zone lender-required flood insurance is generally not mandated; confirm for the parcel.
Approximate parcel elevation from USGS; confirm exact elevation with a survey.
This is a coastal Florida county. Premiums and coverage vary by home; obtain a quote from a licensed insurer.
Internet & broadband
AT&T Fiber covers much of NE Florida; confirm availability at the address.
Xfinity/Spectrum cable broadband is widely available.
T-Mobile / Verizon fixed-wireless as a backup option.
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Listed by LOKATION · MLS # O6384007
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Recent sales activity in WINDSOR CAY PH 1
Recent comparable closed sales near this home, from public records. Summary figures are for general reference only and are not a valuation of this property. See the WINDSOR CAY PH 1 neighborhood guide for more.
Recent nearby closings in the data set.
Canonical 12-month median closed price. Reference only.
Canonical 12-month median $/sq ft. Reference only.
Go deeper on WINDSOR CAY PH 1
See schools, amenities, builders, HOA/CDD detail, and every active & sold home in the community — the single biggest advantage of buying here over a portal.
Assigned schools
Schools currently assigned to this address in Lake County, provided as neutral factual data. Assignments can change — confirm current zoning with the school district. This is not a statement about the home's suitability for any person or family.
See schools in the WINDSOR CAY PH 1 guide → · Browse school-zone pages →
Comparable recent sales
Recent closed sales nearby, with photos, so you can compare. Sold prices are public record, deemed reliable but not guaranteed.
No closely comparable recent sales were found in this data set.
Investment snapshot
Objective rental and cash-flow estimates for a buyer weighing this as an investment. Rough figures for general information only — not a guarantee of rent, an appraisal, or investment advice. Verify independently.
Buyer research checklist
Items worth confirming for 16016 Sandy Cliffs Drive, chosen from what the record shows. This is general guidance, not advice about this specific property.
- New construction: get the builder's warranty terms and the certificate of occupancy in writing, and ask which finishes shown are upgrades.
- HOA dues are listed at $467/mo: request the current budget, reserves, and rules before relying on that figure or on any restriction.
- FEMA flood zone X: flood insurance is not usually required, but get a quote anyway — FEMA reports roughly one in four flood claims come from outside high-risk zones.
- Get a homeowners insurance quote for this specific address in Lake County; a wind-mitigation inspection and, on older homes, a four-point inspection can change the premium.
- Private pool: confirm the barrier or alarm meets the state residential pool safety code and ask for pump, heater, and resurfacing records.
- Listed living area is 4,376 sq ft: verify it against the property appraiser's record and measure before relying on it.
- Order a survey to confirm lot boundaries and easements.
- Review permit history with the county.
- Property taxes: the estimate on this page (about $16,538/yr) assumes reassessment at the list price; the seller's homestead cap does not transfer, so their current bill is not a guide.
- Confirm school zoning directly with the district.
Approximate distances
Approximate drive times for general reference only.
Groceries, dining, and parks for this city — see the city guide.
Schools, taxes, and services are county-administered — see the county guide.
View →Amenities and HOA/CDD detail on the neighborhood guide.
View →Data sources & freshness
| Listing record | Stellar MLS, refreshed twice daily (last: September 12, 2026) |
| Community market stats | Stellar MLS closed sales, as of September 12, 2026 |
| Flood zone & elevation | FEMA flood maps + USGS elevation (Zone X shown above) |
| Taxes & monthly cost | Estimated from county rates; not a quote |
| Insurance figure | Modeled estimate; obtain a real quote before offering |
| Schools | 2025-26 district assignments; verify with the district |
Momentum Research lines are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Estimates are informational, not appraisals or advice. Methodology: how Momentum scores are computed.
Frequently asked questions
How big is 16016 Sandy Cliffs Drive and when was it built?
Per the listing record, 16016 Sandy Cliffs Drive was built in 2024 and has 4,376 sq ft of living area, 10 bedrooms and 8.0 bathrooms. Living area and lot size come from the MLS record and should be verified against the county property appraiser.
What community is 16016 Sandy Cliffs Drive in?
16016 Sandy Cliffs Drive is in Windsor Cay Ph 1 in Clermont, Lake County. The community section on this page shows recent closed sales, days on market, and active inventory for Windsor Cay Ph 1 from the same MLS data.
Does 16016 Sandy Cliffs Drive have an HOA, and how much are the dues?
The listing reports HOA dues of $467 per month. Dues, what they cover, and the community's rules should be confirmed from the association's current documents before relying on them.
Why might property taxes on 16016 Sandy Cliffs Drive differ from the current owner's?
The estimate on this page (about $16,538 per year) assumes reassessment at the list price. Florida's Save Our Homes rule caps annual assessment increases for homesteaded owners, and the assessment resets after a sale, so a new owner's bill may differ from the seller's. Any tax figure shown here is an estimate, not the actual bill — confirm with the county property appraiser and tax collector.
Is 16016 Sandy Cliffs Drive in a flood zone?
The FEMA flood map places this parcel in Zone X, outside the special flood hazard area, so flood insurance is not usually required by a lender. It is still available and worth quoting; confirm the parcel's status with FEMA and your insurer.
Can I rely on the figures on this page?
No. Estimated taxes, insurance, payments, and any market or comparable-sales summary are opinions and estimates for general information only and should not be relied upon. Verify all information independently before making any decision.
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Opinion & estimate — do not rely on this page. Any figure on this page that is not a verbatim fact from the listing or a public record — including estimated property taxes, insurance, CDD/HOA amounts, mortgage payments, comparable-sales summaries, and market statistics — is an opinion and estimate provided for general informational purposes only. These figures may be inaccurate or out of date, are not appraisals, valuations, or financial, legal, tax, or investment advice, and should not be relied upon. Do not make any purchase, offer, financing, or other decision based on this page. Independently verify everything — price, square footage, lot size, year built, taxes, CDD/HOA, flood status, school assignments, permits, and community rules — with the listing broker, the county, your lender, a licensed inspector, an insurer, and your own advisors before acting.
Estimate methodology. Tax estimates apply a typical county millage rate to the list price and will differ from the actual assessed bill. Cost and market figures are derived from available data and simple calculations, not a professional appraisal. We make no representation that any estimate reflects fair market value.
Equal Housing Opportunity. Content on this page is compiled from public records, MLS data, and automated sources and may contain errors or be out of date. It is general information only, not a representation about any specific property, community, builder, or association. Verify information independently before relying on it. Momentum Realty supports the Fair Housing Act and does not discriminate on the basis of race, color, religion, sex, handicap, familial status, national origin, sexual orientation, or gender identity. Information about schools, distances, and amenities is provided as neutral factual data to help you research the property and is not a statement about who should or should not live here or the suitability of the home or neighborhood for any person or group. School data may change — confirm current assignments with the school district.
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Automated content. Some summaries, distances, and estimates on this page are generated automatically from public and proprietary data sources and may contain errors or omissions. We strive for accuracy but cannot guarantee the completeness or accuracy of any information. Verify anything important independently.
No warranty; measurements & photos. No guarantee, warranty, or representation of any kind is made regarding the completeness or accuracy of any information, descriptions, or measurements on this page — including square-footage measurements and property condition — all of which should be independently verified through appropriate means, including in-person inspection and public records. Photographs may be virtually staged or digitally enhanced and may not reflect actual property conditions. Momentum Realty and its agents expressly disclaim any liability in connection with the information provided.
MLS / IDX. The data relating to real estate for sale on this web site comes in part from the Internet Data Exchange (IDX) program of the Stellar MLS Internet Data Exchange, as distributed by MLS GRID. Real estate listings held by brokerage firms other than Momentum Realty are marked with the listing broker's name and include the name of the listing agent. Data provided is deemed reliable but is not guaranteed by the MLS to be accurate. The information being provided is 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. Source: Stellar MLS, as distributed by MLS GRID. Listings courtesy of Stellar MLS as distributed by MLS GRID. All rights reserved.
Listing data is deemed reliable but is not guaranteed and is subject to change or withdrawal without notice. Square footage and lot size are approximate. Real estate brokerage services provided by Momentum Realty, licensed in Florida and Georgia. © 2026 Move With Momentum LLC.