WINDWARD BAY CONDO AMD
Homes for Sale in LONGBOAT KEY, FL
True comps, carrying-cost math, and listings before the portals.
Windward Bay Condo is a small book of business — 17 units on record — so any read on this community has to lean on unit condition and vintage rather than broad statistical trends. The build range runs from 1976 through a 2017 addition or renovation, with a median year built of 1981, which tells you this is a mostly older concrete-and-block condo stock with at least one meaningfully newer or rebuilt unit pulling the range forward.
The homestead share sits at 76.5%, meaning roughly three in four units are owner-occupied primary residences rather than investment or seasonal holdings. That matters for a buyer: a higher owner-occupancy rate in a small building tends to mean more consistent unit upkeep and fewer turnover-driven surprises, though with only 17 homes total, one or two listings can shift the picture noticeably.
Who WINDWARD BAY CONDO AMD is best for.
Best for
- A buyer wanting a primary residence in a small, mostly owner-occupied condo building rather than a large complex.
- A buyer comfortable evaluating an individual unit's renovation history given the wide 1976–2017 build range.
- A buyer prioritizing location in Indian Rocks Beach over building amenities, since none are currently documented.
Probably not for
- A buyer who wants confirmed on-site amenities like a pool or clubhouse as part of the purchase decision.
- An investor seeking a building with a large rental or short-term-turnover base, given the 76.5% homestead share.
- A buyer who wants broad statistical comparables — this community's small size (17 homes) limits that kind of analysis.
The market around WINDWARD BAY CONDO AMD
WINDWARD BAY CONDO AMD is a small community — 139 recorded sales on file, most recently in 2025 — too few for its own price trend. Here is the market around it.
In ZIP 33785, 187 homes are on the market and 13% are under contract — a slower corner of LONGBOAT KEY.
Across Manatee County, 4,093 homes are active and 1,356 pending (25% under contract).
The housing mix here is 91% condominium, 5% villa, 4% townhouse.
ZIP and county figures describe the wider market, not WINDWARD BAY CONDO AMD specifically. Momentum Research analysis of MLS records.
The WINDWARD BAY CONDO AMD buying strategy.
If we were buying in WINDWARD BAY CONDO AMD today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in WINDWARD BAY CONDO AMD.
A small building, an older base
With only 17 homes in the dataset, Windward Bay Condo isn't a community you analyze the way you would a large subdivision — there simply isn't enough volume for reliable price trends or day-on-market averages. What you can read is the physical profile: a median year built of 1981 against a range extending to 2017, meaning most units are older-vintage construction, with at least one unit reflecting a substantially newer build or a full renovation. Anyone shopping here should ask directly which listings fall on which end of that range, since condition and system age will vary a lot within such a small building.
The 76.5% homestead share is a useful signal in a market where condo buildings can skew heavily toward rentals or seasonal ownership. A community this size with three-quarters owner-occupancy suggests a building used primarily as a residence rather than a turnover-heavy rental pool, which can translate into steadier building maintenance and association decision-making, though buyers should still verify HOA reserves, insurance costs, and any deferred maintenance directly given the age of the stock.
The location and the amenities are priced into every listing in WINDWARD BAY CONDO AMD. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
In a building with only 17 units on record, there's no substitute for looking at each listing individually — vintage, condition, and association financials all vary more than the headline numbers suggest. We pull the specific unit history, HOA documents, and comparable sales inside the building itself rather than leaning on community-wide averages that don't hold up at this scale.
WINDWARD BAY CONDO AMD in 15 seconds.
HOA, CDD & Fees
- Mandatory HOA — confirm current dues
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a WINDWARD BAY CONDO AMD buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed WINDWARD BAY CONDO AMD sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in WINDWARD BAY CONDO AMD, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your WINDWARD BAY CONDO AMD home worth?
Get a no-obligation home value based on real comparable sales in WINDWARD BAY CONDO AMD, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Frequently Asked Questions
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Should you buy in WINDWARD BAY CONDO AMD?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Under-contract shares | Stellar MLS records, as of 2026-08-01 |
| Historical depth | Closed-sale records back to 2009 (100 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Stellar MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the Stellar MLS member average and 8 days faster, and we’ll price yours against live your area comps.
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