Buy a Home in Windstar on Naples Bay, FL

Updated October 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Buying a home in Windstar on Naples Bay means choosing one of 16 villages inside one gate, from a $350,000 condominium to a $6,750,000 bayfront estate, and then reading two association layers, an optional club and a flood map before you write an offer. Windstar on Naples Bay is a gated golf and boating community of 618 homes and condominiums on the east shore of Naples Bay off Bayshore Drive, Naples, ZIP 34112. This page is the purchase path. For the community itself, its history, governance, villages, flood history and full market record, read our Windstar on Naples Bay community guide, which sits under our Naples city guide.

McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we have been Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873, or start with how we represent buyers from first showing to closing. Before you tour a single home, we will show you which village fits how you want to live, which documents decide what it really costs, and where the flood map and the elevation certificate disagree.

If you already own in Windstar and are selling to buy again, see how we sell Windstar on Naples Bay homes and how our Windstar home valuation works. Call Jesse direct at (239) 898-6072 for the sale side of a move.

What Does It Take to Buy a Home in Windstar on Naples Bay?

Buying a home in Windstar on Naples Bay takes five decisions most Naples purchases do not: choosing among 16 villages with different associations, deciding separately whether to join the optional Windstar Club, reading two or three estoppel certificates, checking which of three tax codes applies, and matching the home’s elevation certificate to the 2024 flood map.

Sixteen Villages, One Gate

Windstar is not one product. Its 618 homes split into nine condominium villages with 428 units and seven homeowners-association villages with 190 homes, per the DBPR condominium extract and the Florida Department of Revenue 2026 preliminary tax roll, both read October 2026. The villages run from 1984 condominiums at Windward Cay to Regatta Landing’s coach homes built from 2016 to 2021, and from 1,324 square foot condominiums at Morningstar to estates of more than 3,500 square feet on the Island at Southpointe. A buyer is really choosing among entry condominiums, attached villas and coach homes, detached courtyard and pool homes, and bayfront estates and condominiums, each with its own association, budget, rules and insurance profile.

Not Bundled: The Club Is a Separate Purchase

Buying a Windstar home does not make you a member of the Windstar Club. The club says on its Our Club page that “Residents within the gates are not required to be Members,” and Section 1.5 of the recorded master declaration states that no owner gains any right to use a Recreational Association’s facilities “simply by virtue of ownership or occupancy of a Unit” (master association, recorded document compilation, posted January 24, 2024). That makes the home and the club two decisions with two price tags, covered in the club section below.

Two Governments Inside One Gate

Most of Windstar is unincorporated Collier County. Two bayfront villages, Admirals Watch and the Island at Southpointe, lie inside the City of Naples, per the Collier City Limits layer and the FEMA political jurisdictions layer, both queried October 2026. The line changes the tax rate, the building department that reviews a renovation and the flood community that administers the map, and it does not change the gate, the master association or the Keewaydin beach.

Not Windstar Cruises, Not Windward Landing

Two name collisions trip up buyers. Windstar on Naples Bay is the gated community in East Naples, not the cruise line of the same name. And Windward Landing is a separate 2026 county rezoning for up to 90 single-family homes south of Windstar, not Windward Cay, the 48-unit condominium village inside the Windstar gates (BCC legal ad, Windward Landing RPUD, June 9, 2026). A third name, “Southpointe Yacht Club,” is used for the Island at Southpointe’s homes in the Southwest Florida MLS, for the 1988 county planned unit development that holds Marina Cove and Yacht Harbour Cove, and for the marina in the master declaration, so ask which one a listing means.

The First-Week Requests, in Brief

Within the first week of a Windstar contract we ask for eight things, each explained in its own section below: the master and village estoppel certificates, the village budget and who collects the master share, the village declaration’s lease and pet sections, the SIRS and milestone status for any building of three habitable stories or more, the elevation certificate, a wind mitigation report, a flood insurance quote, and, if a slip conveys, the marina or dock association’s documents. Our full checklist is in What Should You Ask for in the First Week?.

Why Do Windstar Buyers Work With McGreevy and Comisar?

Windstar on Naples Bay buyers work with McGreevy and Comisar because the community rewards a buyer’s agent who reads the village documents, the club terms, the tax code and the elevation certificate before the first showing. We lead Domain Realty Group, we represent buyers across Southwest Florida, and we put a source line behind every Windstar number we show you.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Jesse McGreevy has worked in Southwest Florida real estate since 2004, he and Marc Comisar launched the team in 2008, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, with over $900 million in personal sales between Jesse and Marc.

Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.

Everything about Windstar itself on this page comes from the Southwest Florida MLS and from association, club, county, state and federal records. In the 12 months to October 13, 2026 we tracked 52 Windstar on Naples Bay closings at a $1,200,000 median in the MLS pull described below. If you are still choosing an agent, our guide to the best real estate agents in Naples sets the city’s teams side by side, and our Naples buyer guide covers the citywide purchase process.

What a Buyer’s Agent Owes You in Windstar

A buyer’s agent in Windstar does five jobs a listing portal cannot. First, matching your plans to a village: whether you want a slip, a private pool, a large dog, a seasonal lease or a quiet summer decides which of the 16 villages is even on the list. Second, pulling the paper: the master and village declarations, the rules, the budgets, the estoppel certificates and, for taller condominiums, the SIRS and milestone reports. Third, separating the club decision from the home decision. Fourth, reading the map and the certificate: zone, base flood elevation, lowest floor and the 50 percent rule. Fifth, negotiating with the full cost of ownership on the table rather than the list price alone.

What We Check Before You Tour

Before a Windstar showing we confirm the village and its association, the tax code that applies to the address, the sampled flood zone and any published elevation certificate, whether the village publishes its leasing and pet rules, and whether a slip or dock certificate is part of the sale. We register you, and later your inspector and appraiser, through the master association’s TekControl visitor system so the gate is not the first delay of the day (master association, Documents page). A tour then answers what only a walk-through can: the view across the fairway or the basin, the roof and the windows, the garage slab and how the home handled the 2022 and 2024 storms.

Key Takeaways for a Windstar on Naples Bay Buyer

These are the facts that most change a Windstar on Naples Bay purchase, each sourced in the sections below. Windstar is a market of several products under one gate, and every market figure here is from the Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026.

• The MLS recorded 52 Windstar closings in the 12 months to October 13, 2026 at a $1,200,000 median, $70,378,500 in volume and a range of $350,000 to $6,750,000.
• Condominiums closed 36 times at a $1,096,250 median, attached villas 8 times from $660,000 to $1,300,000 and detached homes 8 times from $1,375,000 to $6,750,000, grouped by McGreevy and Comisar from the MLS rows. Over 24 months the villa median was $1,100,000 (13 sales) and the detached median $1,600,000 (22 sales).
• No village reached 10 sales in the 12 months, and the 24 and 36-month village medians ran from $503,500 at Compass Point South to $1,700,000 at Yacht Harbour Cove; never price a Windstar home from the community median.
• The Windstar Club is optional and equity, with a 350-member golf cap; its last published fee schedule is for 2023, when a Social family’s first year came to $18,045.
• The master assessment was $4,130 per home in 2025, including $780 for bulk Hotwire internet and TV, and each village adds its own assessment. There is no Community Development District.
• Three millage codes apply inside the gates for tax year 2025: 12.6162 mills for most of Windstar, 13.6162 for Regatta Landing and 9.0514 for Admirals Watch and the Island at Southpointe.
• In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
• Of 68 sampled addresses, 58 are FEMA Zone AE with a base flood elevation of 8 or 9 feet NAVD88 and 10 are shaded Zone X; every one is in Collier Hurricane Evacuation Zone A.
• The master association owns about 5 acres on Keewaydin Island and runs a shuttle to it for every resident, club member or not.
• Leases must run at least 30 days or one calendar month, no more than three a year at the master level, so nightly and weekly rentals are not allowed anywhere in Windstar.

Table of Contents

This page follows the order of a Windstar on Naples Bay purchase: choose a village, price it, separate the club decision, read the fee stack and the documents, insure it, finance it, close it and live in it. Use the list below to jump to the part that matters to you, or call Marc at (239) 287-5873 and we will walk it with you.

• How Do We Track the Windstar on Naples Bay Market for a Buyer?
• What Is the Windstar on Naples Bay Market Like for Buyers Right Now?
• What Does a Windstar Home Cost, Village by Village?
• Which Windstar Village Fits the Way You Live?
• What Should a Buyer Know About Each Windstar Village?
• Is the Windstar Club Part of the Purchase?
• What Will It Cost to Own in Windstar Each Year?
• What Should You Ask for in the First Week of a Windstar Contract?
• What Do Estoppel Certificates and Association Approvals Mean for a Windstar Buyer?
• What Are Buyer Closing Costs in Collier County?
• How Does Buyer Representation Work After the NAR Settlement?
• What Does Financing a Windstar Purchase Involve?
• What Flood Zone Is Each Windstar Village In?
• How Have Hurricanes Affected Windstar, and What Does Insurance Look Like?
• Which Windstar Condominiums Fall Under SIRS and Milestone Rules?
• How Does Boating Work for a Windstar Buyer?
• What Is the Keewaydin Island Beach, and Who Can Use It?
• What Do Windstar’s Leasing, Pet and Renovation Rules Mean for a Buyer?
• What Is Daily Life Like Inside the Windstar Gates?
• What Schools, Healthcare and Drive Times Come With a Windstar Address?
• What Is Changing Around Windstar?
• Windstar vs Royal Harbor: Which Should You Buy Into?
• Is Windstar on Naples Bay the Right Place for You to Buy?
• How Do We Find You the Right Home in Windstar?
• How Do We Negotiate for You in Windstar?
• Get Your Personalized Windstar on Naples Bay Buyer Consultation
• Selling Your Current Home to Buy in Windstar?
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition (Windstar on Naples Bay)
• Sources
• Downloadable Documents

How Do We Track the Windstar on Naples Bay Market for a Buyer?

We track Windstar on Naples Bay through two independent records: the Southwest Florida MLS, which counted 52 closed sales in the 12 months to October 13, 2026, and the Florida Department of Revenue’s 2026 preliminary roll, which counts 618 homes in 16 villages. Both are labeled at the point of use and never blended into one figure.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026; Florida DOR 2026 preliminary roll, read October 2026).

What the MLS Pull Covers

The pull is every Southwest Florida MLS residential closing in Windstar for the 12 months ending October 13, 2026. All 52 are Naples addresses in ZIP 34112; the export’s city field reads Naples on every row, and it carries no ZIP field. One of them, a $905,000 Spinnaker Pointe closing on February 27, 2026, is a Sold Data Entry record, a sale entered after it closed. It is a real recorded sale, so it counts in the closings, the medians, the range and the volume, and it is left out of days on market and sale-to-list ratio (sold price over final list price) because it carries no days-on-market figure; three other closings recorded at zero days on market are left out of those two measures too, so they rest on 48 of the 52 closings. Medians use the middle value for an odd count and the mean of the middle pair for an even count, and we print no median for a group with fewer than 10 sales; where a village or segment has 10 or more over 24 or 36 months, we show that median and name the window.

Why One Median Misleads in Windstar

Windstar mixes a $503,500 median at Compass Point South (36 months, 14 sales), a $1,095,000 median at Somerset at Windstar (24 months, 10 sales), a $1,310,000 median at Regatta Landing (24 months, 16 sales) and three Admirals Watch sales from $2,375,000 to $3,625,000 in the last 12 months. A median across all of it moves with the mix of what happened to sell, not only with prices. That is why this page prices by village and by product, never by one community number, and why the tables below separate condominiums, villas and detached homes.

What the Pull Does Not Yet Hold

The October 13, 2026 pull holds the sale price, close date, village, city, final list price, days on market and living area of every closing, plus the active and pending listings. It does not hold original list price, view type, lot width, pool or appraisal figures, so those are never estimated here. The village tables carry living area and county just value from the Florida DOR 2026 preliminary roll instead, labeled as appraisal figures, not sale prices.

What Is the Windstar on Naples Bay Market Like for Buyers Right Now?

The Windstar on Naples Bay market gives a prepared buyer a wide range to work with. The Southwest Florida MLS recorded 52 closings in the 12 months to October 13, 2026, a $1,200,000 median, $70,378,500 in volume and prices from $350,000 to $6,750,000, with 15 of the 16 villages recording at least one sale.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026).

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026.

The Median and the Average

The median sits at $1,200,000 because the 52 sales cluster between $1,000,000 and $1,500,000 and between $500,000 and $750,000. The average is pulled up to $1,353,433 by a handful of large sales, above all the $6,750,000 Island at Southpointe closing on June 16, 2026. For an offer on a specific home neither number is the right anchor; the village figures in the next section are.

Price Bands, Last 12 Months

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026.

The bands show a market with two bodies and a thin middle. Fourteen sales landed between $500,000 and $749,999, mostly the entry condominiums of Marina Cove, Spinnaker Pointe and Windward Cay. Eighteen landed between $1,000,000 and $1,499,999, mostly Regatta Landing, Somerset, Leeward Cay, Northstar and Yacht Harbour Cove. Only two sales fell between $750,000 and $999,999: the $905,000 Spinnaker Pointe record and an $800,000 Leeward Cay villa. If your budget sits in that gap, expect few direct comparables and weigh the top of the entry condominiums against the bottom of the villa and coach-home villages.

The Six Sales at $2,000,000 or More

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026. These are public MLS closings.

Four of the six, the Island at Southpointe sale and the three Admirals Watch sales, are in the two villages inside the City of Naples, which is where Windstar’s top end concentrated in this window. The $3,625,000 Admirals Watch sale was the highest condominium price in the 12 months.

Days on Market, Sale-to-List and Active Inventory

The median number of days a Windstar listing was on the market in the 12 months to October 13, 2026 was 59 (Southwest Florida MLS), against 34 in the prior 12 months, measured on the 48 closings that carry a days-on-market figure. The median sale-to-list ratio over the same closings was 94.7%, against 95.8% a year earlier, the median sold price per square foot was $493 and the median final list price was $1,249,500. Windstar had 15 homes listed for sale at the October 13, 2026 MLS pull, at a median list price of $659,000, with 5 more pending; months of supply, which is active listings divided by the monthly closing pace of the last 12 months (4.3 closings a month), was 3.5. All 15 listings are condominiums, 8 of them in Marina Cove, so a buyer of a villa or a detached home has no active listing in that product to tour today. Ask us for a current active and pending list for the villages on your short list; for the live list, search current listings on the team’s home search site, DomainRealtyGroup.com, linked in the footer block of this page.

Buying in Windstar on Naples Bay With a $1,200,000 Median? Talk to Marc Before You Tour

A $1,200,000 Windstar median hides village sales from $350,000 to $6,750,000, so the first conversation should be about which village, not which listing. Call Marc at (239) 287-5873 or start your Windstar buyer consultation, and read how McGreevy and Comisar represent buyers. Selling a Windstar home first? Get a free Windstar home valuation or call Jesse direct at (239) 898-6072.

What Does a Windstar Home Cost, Village by Village?

A Windstar on Naples Bay home costs what its village costs. In the Southwest Florida MLS the villages with 10 or more sales in a 24 or 36-month window show medians from $503,500 at Compass Point South (36 months) and $630,000 at Spinnaker Pointe (24 months) through $1,095,000 at Somerset at Windstar (24 months) and $1,310,000 at Regatta Landing (24 months) to $1,700,000 at Yacht Harbour Cove (36 months), Admirals Watch’s three 12-month sales ran from $2,375,000 to $3,625,000, and the estate villages recorded single sales of $2,075,000 to $6,750,000.

Data updated: October 2026 (Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026; Florida DOR 2026 preliminary roll and DBPR condominium extract, read October 2026).

The Master Table of Windstar Villages

Sources: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026 (sales); Florida DOR 2026 preliminary roll (homes, years built); DBPR condominium extract (condominium status). The MLS files the Island at Southpointe under the name Southpointe Yacht Club and Northstar under Northstar Villas.

Condominium, Villa and Single-Family Prices Compared

Source: Southwest Florida MLS, closed sales October 13, 2025 to October 13, 2026, grouped by McGreevy and Comisar from the MLS rows by each village’s recorded form of ownership.

Condominiums were about seven in ten of the market by count, which reflects Windstar’s makeup: 428 of its 618 homes are condominium units. The condominium median hides a very wide range, from the $350,000 Windward Cay sale to the $3,625,000 Admirals Watch sale, and it includes both the 1990s three-story buildings of Compass Point South and the 2016 to 2021 coach homes of Regatta Landing. A condominium buyer in Windstar is really choosing among five or six different markets, each with its own budget, building age and inspection schedule. The villa segment is the opposite: two homeowners associations, homes of similar age and an eight-sale spread from $660,000 to $1,300,000 in the last 12 months.

Entry Condominiums Under $750,000

Four villages carried the entry market in the 12 months to October 13, 2026 (Southwest Florida MLS). Compass Point South’s two sales were $430,000 and $508,000, and its 14 sales over 36 months had a $503,500 median; its four three-story buildings on Haldeman Creek Drive have elevators and covered parking. Spinnaker Pointe’s five sales ran from $525,000 to $905,000 (24 months: 11 sales, median $630,000); with 88 carriage homes on Windjammer Circle it is the largest village and keeps its own clubhouse, heated pool, spa and two lighted tennis courts. Marina Cove’s six sales sat in a tight band from $507,500 to $745,000 (24 months: 12 sales, median $646,000), the narrowest spread of any village with more than three sales, which makes it the easiest Windstar village to price from comparables. Windward Cay’s four sales ran from $350,000 to $1,075,000, because its 48 units were built in phases from 1984 to 2004 and differ in size, floor and view.

The Villa and Coach-Home Middle

Between about $1,000,000 and $1,900,000 a buyer chooses among villas, coach homes and condominium villas. Somerset at Windstar’s 50 duplex villas on Paget Circle closed five times from $660,000 to $1,300,000 (24 months: 10 sales, median $1,095,000), and Leeward Cay’s 16 attached villas on Yacht Harbor Drive closed three times from $800,000 to $1,270,000. Regatta Landing, the newest village, closed nine times from $1,090,500 to $1,849,000 (24 months: 16 sales, median $1,310,000), the most sales of any village in the window. Northstar’s villas with private pools recorded two sales, $1,325,000 and $1,375,000, too thin to read as a market rate. Yacht Harbour Cove’s five coach homes on the marina basin ran from $1,200,000 to $2,250,000 (36 months: 11 sales, median $1,700,000).

Detached Homes, Estates and the City of Naples Bayfront

Detached homes start in the courtyard and pool-home villages. Ketch Cay closed three times from $1,375,000 to $1,750,000, and Clipper Cove twice, at $1,480,000 and $1,625,000. Spyglass Pointe recorded one sale, at $1,775,000, and Harrington Sound one sale, at $2,075,000; single sales are data points, not market rates. At the top, the three Admirals Watch condominiums on Star Point Lane closed at $2,375,000, $2,935,000 and $3,625,000, and the Island at Southpointe recorded one sale, at $6,750,000, the top of the window.

Which Windstar Village Fits the Way You Live?

The right Windstar on Naples Bay village depends less on the house than on how you plan to use it: a boat, a lease, a large dog, a private pool, year-round neighbors, a budget under $750,000 or City of Naples taxes each narrows the 16 villages to a short list before the first showing.

If You Want a Boat

Start with Yacht Harbour Cove and Marina Cove on the Southpointe marina basin, Admirals Watch with its eight slips for 16 condominiums, the Island at Southpointe, where many homes have private docks on the access channel, and Regatta Landing, whose dock association on Haldeman Creek holds slips by certificate. No slip comes automatically with a Windstar home; the boating section below explains who owns each dock and how a slip transfers.

If You Plan to Lease the Home

Every Windstar home carries the master minimum of 30 days or one calendar month and no more than three leases a year, and some villages are stricter. Regatta Landing allows no more than two leases in any 12 months, and Compass Point South requires board approval with an application 20 days ahead. Nightly and weekly rentals are not allowed anywhere inside the gates. The leasing section below has the published village rules.

If You Have a Pet

The master rules set no weight or number limit, so the village decides. Compass Point South allows one dog or one cat of 25 pounds or less and no pets for tenants; Regatta Landing allows two cats or dogs, each under 60 pounds; Somerset at Windstar’s 2013 rules allow dogs, cats and non-exotic household pets. For the other villages the Declaration and Rules govern, so a buyer with a large dog should get the village’s written rule before writing an offer.

If You Want a Private Pool

The Windstar Club lists no pool. Clipper Cove, Harrington Sound, Ketch Cay, Spyglass Pointe and Northstar homes have private pools, and the Island at Southpointe estates are large single-family homes. Buyers who want to swim without maintaining a pool look at the association pools at Spinnaker Pointe, Marina Cove, Somerset at Windstar, Regatta Landing, Yacht Harbour Cove, Windward Cay, Compass Point South, Morningstar and Admirals Watch.

If You Want Neighbors Year-Round

About 45.5 percent of Windstar homes, 281 of 618, carry a homestead exemption on the 2026 roll, a proxy for year-round ownership (Florida DOR 2026 preliminary roll; percentage is our arithmetic). Admirals Watch (12 of 16), Regatta Landing (43 of 64) and Harrington Sound (17 of 27) lead. Morningstar (5 of 24), Compass Point South (20 of 72) and Windward Cay (14 of 48) sit at the low end, which usually means a quieter summer and more owners on the same seasonal calendar.

If Your Budget Is Under $750,000

Compass Point South, Spinnaker Pointe, Marina Cove and parts of Windward Cay carried 15 of the 16 sales under $750,000 in the 12 months to October 13, 2026 (Southwest Florida MLS); the 16th was a $660,000 Somerset at Windstar villa. These are older condominiums, so the association’s budget, reserves and insurance matter as much as the unit, and Compass Point South’s three-story buildings sit under Florida’s SIRS and milestone rules.

If You Want the Newest Construction

Regatta Landing is the only Windstar village built after 2004: 64 two-story coach homes from 2016 to 2021, with living levels on the published elevation certificates at 13.8 and 14.5 feet NAVD88, well above the 2024 base flood elevation of 9. Nothing else is left to build inside the gates; for new construction nearby, the pipeline section below lists the approved projects within a mile.

If You Want City of Naples Taxes

Admirals Watch and the Island at Southpointe pay tax code 0004 at 9.0514 mills for tax year 2025, against 12.6162 mills for most of Windstar (2025 Collier Taxing Authority Code Descriptions, dated October 3, 2025). On a $2,000,000 taxable value that difference alone is worth $7,129.60 a year (our arithmetic on the published rates).

What Should a Buyer Know About Each Windstar Village?

Each Windstar on Naples Bay village is its own purchase: its own association, budget, rules, building age, flood sample and recent sales. Below, every village gets the facts a buyer needs before touring, from the public record, with its sales for the 12 months to October 13, 2026 from the Southwest Florida MLS.

Regatta Landing

Regatta Landing is 64 two-story coach-home condominiums of two and three bedrooms in 16 four-unit buildings on Breakwater Way, Windward Ct and Mooring Stay Way, built 2016 to 2021 on the Haldeman Creek tract. Living area runs 2,348 to 3,854 square feet. The condominium association collects the master assessment inside its own budget, its declaration says club membership is not mandatory, and its docks belong to a separate dock-slip association. It pays tax code 0111, 13.6162 mills, which includes the 1.0000-mill Haldeman Creek MSTU. Nine sales, from $1,090,500 to $1,849,000 (24 months: 16 sales, median $1,310,000). Sampled flood zone: AE, BFE 9 feet.

Marina Cove

Marina Cove is 72 coach-home condominiums in 15 buildings on Marina Cove Dr, Yacht Harbor Dr and Yacht Harbor Cir, built 1997 to 1999 inside the Southpointe Yacht Club planned unit development. Living area runs 1,561 to 3,522 square feet. The master association’s Marina Cove page describes a community center with an exercise room, heated pool, spa and clubhouse. Six sales, from $507,500 to $745,000 (24 months: 12 sales, median $646,000). Marina Cove is the one village sampled mostly outside the special flood hazard area: seven of eight points were shaded Zone X, and 5010 Marina Cove Dr was Zone AE 8.

Spinnaker Pointe

Spinnaker Pointe is 88 carriage-home condominiums in 22 four-unit buildings on Windjammer Cir, built 1994 to 1995, the largest village in Windstar. Living area runs 1,832 to 2,288 square feet. It keeps a private clubhouse, a heated pool and spa and two lighted tennis courts of its own (Spinnaker Pointe page). Five sales, from $525,000 to $905,000, including the Sold Data Entry record (24 months: 11 sales, median $630,000). Sampled flood zone: AE, BFE 9 feet.

Somerset at Windstar

Somerset at Windstar is 50 one- and two-story duplex villas on Paget Cir, built 1989 to 1990 and governed by a homeowners association, not a condominium. Living area runs 1,833 to 2,817 square feet, with a community pool and spa. Its posted 2013 rules predate the 2020 master leasing amendment, so plan every lease on the master minimum. Five sales, from $660,000 to $1,300,000 (24 months: 10 sales, median $1,095,000). Sampled flood zone: AE, BFE 9 feet; a 2011 certificate on Paget Circle shows a lowest floor of 9.12 feet.

Yacht Harbour Cove

Yacht Harbour Cove is 28 coach-home condominiums on the Southpointe marina basin, phase I on Gulfstar Dr S and phase II on Yacht Harbor Cir, built 1996 to 1999 under one association. Living area runs 2,437 to 2,961 square feet, with an island clubhouse, pool and spa (Yacht Harbour Cove page). Five sales, from $1,200,000 to $2,250,000 (36 months: 11 sales, median $1,700,000). Sampled flood zone: AE, BFE 8 feet at all three points, unlike its shaded-X neighbor Marina Cove.

Windward Cay

Windward Cay is 48 two- and three-story condominiums on Yacht Harbor Dr, recorded as The Windstar Condominium Section One with a declaration of April 5, 1984, the first Windstar village. Living area runs 1,589 to 2,250 square feet, with a large pool, spa and cabana. The county’s milestone inspection map lists buildings 4450, 4600 and 4650 Yacht Harbor Dr as “Milestone Completed, Cycle Completed,” next inspection 2033. Four sales, from $350,000 to $1,075,000. Sampled flood zone: AE, BFE 8 and 9 feet.

Compass Point South

Compass Point South is four three-story condominium buildings at 3522 to 3570 Haldeman Creek Dr, built 1992 to 1995, with elevators and covered parking. Living area runs 1,347 to 1,902 square feet. Its 2021 Q and A put dues at $1,968 a quarter including its share of the master assessment, and its Structural Integrity Reserve Study dated May 29, 2024 sets a minimum 2025 reserve funding of $118,650. Two sales, $430,000 and $508,000 (36 months: 14 sales, median $503,500). Sampled flood zone: AE, BFE 9 feet.

Ketch Cay

Ketch Cay is 42 single-family courtyard homes and villas on York Island Dr, Bollard Ct and Christina Ct near the Southpointe end, built 1994 to 2000, with private pools and spas. Living area runs 2,185 to 3,103 square feet. Three sales, from $1,375,000 to $1,750,000. Sampled flood zone: AE, BFE 8 feet; a 2017 certificate at 1769 York Island Dr shows a lowest floor of 8.7 feet, 0.7 feet above the 2024 BFE.

Clipper Cove

Clipper Cove is 35 single-family pool homes on Clipper Cove Dr and Clipper Ln, built 1996 to 1999, each with its own pool. The roll shows 2,506 to 7,000 square feet, while the master association’s Clipper Cove page describes homes of 2,100 to 3,000 square feet; the county figure can include additions. Two sales, $1,480,000 and $1,625,000. Sampled flood zone: AE, BFE 9 feet.

Admirals Watch

Admirals Watch is a 16-unit bayfront condominium at 1500 to 1650 Star Point Ln inside the City of Naples, built 1996 to 2001, with private elevators, two- and three-car garages, a private pool and eight boat slips (Admirals Watch page). Living area runs 2,550 to 5,279 square feet. Its permits and floodplain administration run through the City of Naples, and its SIRS and milestone status are not published. Three sales, $2,375,000, $2,935,000 and $3,625,000. Sampled flood zone: AE, BFE 8 to 9 feet.

Harrington Sound

Harrington Sound is 27 single-family estates on Lighthouse Ln, built 1993 to 2009 on county RMF-6 zoning outside the Windstar PUD, with private pools and the largest median living area in Windstar at 4,137 square feet. One sale, at $2,075,000, thin. Sampled flood zone: AE, BFE 8 feet; a 2022 certificate at 4500 Lighthouse Ln shows a lowest floor of 9.5 feet, 1.5 feet above the 2024 BFE.

Leeward Cay

Leeward Cay is 16 attached villas on Windstar Tract L along Yacht Harbor Dr, built 1987 to 1989, with one pool on the group’s common area. Living area runs 2,125 to 2,585 square feet. Three sales, from $800,000 to $1,270,000. Leeward Cay was not probed directly in the flood sample; its neighbors on Yacht Harbor Drive are all Zone AE 8 to 9, and a 2017 certificate at 4403 Yacht Harbor Dr shows a lowest floor of 8.5 feet.

Spyglass Pointe

Spyglass Pointe is ten courtyard pool homes on Lookout Ln, built 1995 to 2000, on the 15th to 17th holes along Haldeman Creek, some with cabana guest suites (Spyglass Pointe page). One sale, at $1,775,000, thin. Sampled flood zone: AE, BFE 9 feet; a 2021 certificate at 3292 Lookout Ln shows a lowest floor of 8.3 feet, 0.7 feet below the 2024 BFE, the example of why the certificate date matters.

Island at Southpointe

The Island at Southpointe is ten waterfront estates on Gulfstar Dr S on a small island in the Southpointe marina basin, reached over a gated stone bridge, inside the City of Naples, built 1995 to 2012, many with private docks on the access channel (Island at Southpointe page). Median living area is 5,413 square feet and median 2026 preliminary just value $3,700,757, the highest in Windstar. One sale, at $6,750,000, thin. Sampled flood zone: AE, BFE 8 to 9 feet.

Northstar

Northstar, marketed as The Villas of Northstar, is 16 condominium villas with private pools on Haldeman Creek Dr, built 1986 to 1988, with mangrove and bay views (Northstar page). Living area runs 2,040 to 2,140 square feet. Two sales, $1,325,000 and $1,375,000, too thin to read as a market rate. Sampled flood zone: three AE points and one shaded X; a 2017 certificate at 3660 Haldeman Creek Dr shows a lowest floor of 8.80 feet.

Morningstar

Morningstar is 24 Bermuda-style condominiums of three bedrooms and two baths on Haldeman Creek Dr, built 1986 to 1988, with covered parking and a community pool (Morningstar page). Living area runs 1,324 to 1,880 square feet. Morningstar had no closed sale in the 12 months to October 13, 2026, so a buyer prices it from the nearest comparable condominium product. Sampled flood zone: two AE 8 points and one shaded X.

Is the Windstar Club Part of the Purchase?

The Windstar Club is not part of a Windstar on Naples Bay purchase unless you choose it. The club is an equity, member-owned club that accepts non-residents, it caps golf membership at 350, and its last published fee schedule is for 2023, so a buyer who plans to join prices the home and the membership as two separate decisions.

What the Recorded Documents Say

The master declaration treats the club and the marina as “Recreational Associations” and states in Section 1.5 that “No Owner or occupant gains any right to enter or to use the facilities of a Recreational Association simply by virtue of ownership or occupancy of a Unit” (recorded document compilation). Regatta Landing’s declaration says it in a buyer’s terms in Section 3.7: “Membership in the Club is not mandatory and is not required as a condition for the purchase of a Unit.” The club itself is Windstar Club, Incorporated, a Florida not-for-profit corporation filed in December 1983 (Sunbiz N00119), a different body from the master association that owns the roads, gates, lakes, dock and Keewaydin property.

Membership Categories

The club publishes four categories on its Membership Types page: Full Golf, with unlimited rounds; WOW (“Waiting on Windstar”), with limited golf in the November to April high season and unlimited golf May to October until accepted as a Golf Member; Social Summer Golf, with unlimited golf May to October and the clubhouse year-round; and Social, with no golf listed but the clubhouse, dining, tennis, bocce, fitness, the private beach and the Keewaydin shuttle. The club states that it maintains “a Golf Membership cap of 350” and that tee times can be reserved up to 7 days ahead (Our Club). It does not publish the length of any wait, so a buyer who wants in-season golf from the first winter should ask where the golf roster stands before making an offer that depends on it.

What Windstar Club Membership Cost in 2023

Every figure in this table comes from the club’s 2023 resident membership offer, attached to the master association’s October 2023 newsletter as the Windstar Club 2023 resident offer and fee pages. They are 2023 figures, three seasons old.

On that 2023 schedule, year one as a Social family member came to $18,045: $10,000 initiation plus $6,645 dues plus the $1,400 food and beverage minimum (arithmetic on the club’s 2023 schedule). The food minimum is spending on meals, not a fee lost. The club has not published a 2026 schedule, so current initiation, dues, transfer and refund terms come from its membership office.

The Clubhouse Renovation

Club + Resort Business reported on October 29, 2021 that Windstar on Naples Bay members approved a $13 million club renovation, and the county’s CityView projects layer lists a clubhouse expansion site plan amendment (PL20210001972) and a fitness center site plan amendment (PL20240013453). The club’s Fitness Center page says a new fitness center is ready to welcome members in 2026; the county still lists that site plan at the inspection stage, so confirm its status when you visit. The club asks that “an appointment is made prior to visiting the Clubhouse” on its Real Estate page.

What a Non-Member Owner Still Gets

A Windstar owner who never joins keeps everything the master association runs: the gated entries, the master roads, the lakes, the Windstar dock, the Keewaydin Island beach and its shuttle, the Windstar Kayak Club at the master dock and the bulk internet and television paid through the master assessment. What a non-member does not get is the golf course, the cart paths and the clubhouse: the master association’s 2018 Rules and Regulations say only club members may walk the golf course paths, and “No access is permitted by virtue of ownership at Windstar on Naples Bay.”

Questions for the Membership Office Before You Offer

Ask the club in writing, during your inspection period: the current initiation and dues for the category you want; whether a capital assessment has been levied since 2023; where the golf roster stands against the 350 cap; whether the seller’s membership can transfer to you or whether you join new; and when the seller’s dues stop. Treat any figure from a third party as unconfirmed until the club issues it. Non-resident members pay a separate charge: under Bylaw 8.4 as amended in December 2023, each non-resident club or marina member is charged 25 percent of the master assessment plus 25 percent of any special assessment, shown as $765 a year on the club’s 2023 schedule.

What Will It Cost to Own in Windstar Each Year?

Owning in Windstar on Naples Bay costs a master assessment ($4,130 per home in 2025), a village or condominium assessment that varies by village, and property tax at one of three millage rates; there is no Community Development District, and the club, a marina slip and a dock certificate are optional costs only their holders pay.

The Fee Stack at a Glance

A buyer who does not join the club and does not buy a slip carries the master assessment, the village assessment, property tax and, on many parcels, the $261.91 county charge. Everything else is a choice.

The Master Assessment, Year by Year

The master assessment was $2,212 a year in 2013 (the rate written into the 2013 Regatta Landing annexation), $3,250 in 2024 and $4,130 in 2025. From 2024 to 2025 it rose $880, or 27.1 percent, and $780 of that is the new bulk Hotwire line under a 10-year contract from March 1, 2025: 500/500 Mbps internet, two TV boxes and a 199-channel lineup at $195 a quarter (master association, Communications page; Hotwire rate sheet, October 24, 2024). Strip out Hotwire and the rest of the assessment rose $100. The 2026 assessment is not on the public side of the association’s site; read it on the estoppel certificate rather than carrying the 2025 number forward.

Village Fees and Who Collects the Master Share

The village layer is where carrying costs vary most and the least is published. A condominium association insures and maintains the building, so its budget carries the property insurance, roofs and structural reserves; a homeowners-association village usually covers common tracts, entry features and sometimes a shared pool while the owner insures the house. Section 5.5 of the master declaration lets a village association collect the master assessment on the master’s behalf, and Regatta Landing and Compass Point South do this, so their quarterly bill already includes the master share. Ask which applies before you compare fees across villages, or you will double-count $4,130 a year.

Property Tax: Three Millage Codes in One Community

Source: 2025 Collier Taxing Authority Code Descriptions, dated October 3, 2025, mapped through the Florida DOR 2026 preliminary roll; the dollar column is our arithmetic, not a bill.

Your first bill will not look like the seller’s. Homestead exemptions and the Save Our Homes cap reduce taxable value for owners who qualify, and a new buyer’s bill is set on the purchase-year assessment, so a long-held home can carry a much lower bill today than it will for you.

Worked Examples: What a Windstar Home Costs to Hold

These are illustrations, not bills; the tax collector’s bill and each association’s estoppel certificate control. Each uses tax year 2025 millage and the 2025 master assessment, and the village fee is the open line.

• An unincorporated condominium at $600,000 taxable value (code 0063): $7,569.72 tax plus $4,130 master assessment is $11,699.72 a year, plus the condominium fee.
• A Regatta Landing coach home at $1,000,000 taxable value (code 0111): $13,616.20 tax plus $4,130 master assessment is $17,746.20 a year, plus the Regatta condominium fee.
• An Admirals Watch condominium at $2,000,000 taxable value (code 0004): $18,102.80 tax plus $4,130 master assessment is $22,232.80 a year, plus the Admirals Watch condominium fee.
• Adding a 2023 Social family club membership: $10,000 initiation, $6,645 dues and the $1,400 food minimum came to $18,045 in year one on the 2023 schedule.

What the Reserves Say About Future Costs

The master association’s balance sheet at December 31, 2024 showed replacement reserve cash of $743,918, a hurricane reserve of $632,382 and a term loan payable of $287,471, and its reserve projection shows about $1.70 million of outlay in 2030 for docks, channel, a road and marina-entrance dredging (2025 Annual Meeting outline, March 31, 2025). A separate committee report put the master dock dredge at about $400,000 (2025 Committee Reports Binder). No special assessment is announced in those documents; any later decision would appear in the association’s notices and on the estoppel certificate.

What Should You Ask for in the First Week of a Windstar Contract?

In the first week of a Windstar on Naples Bay contract, ask for eight things: the master and village estoppel certificates, the village budget, the village declaration and rules, the SIRS and milestone status, the elevation certificate, a wind mitigation report, a flood insurance quote and, where a slip conveys, the marina or dock association’s documents.

1. The Master and Village Estoppel Certificates

Order every estoppel certificate on day one. Every Windstar home belongs to the master association, which issues its own certificate; most also belong to a village association or condominium, which issues a second; and a Regatta Landing dock certificate brings the dock association in as a third. Florida sets the estoppel rules in section 718.116 for condominiums and section 720.30851 for homeowners associations, and each certificate states the current assessment, any balance owed and any transfer or capital contribution charge.

2. The Village Budget and the Master Share

Ask for the village association’s current budget and ask whether it collects the master assessment. Regatta Landing and Compass Point South do; in other villages the master bill may arrive separately. That one question decides whether two village fees are comparable at all.

3. The Declaration and Rules for Leasing, Pets and Renovation

Ask for the recorded village declaration, its rules and any amendments, plus the master declaration, the 2018 master rules and the 2022 Design Guidelines. Article 7.1 of the master declaration requires owners to give purchasers copies of the Declaration, Bylaws and Rules. Several villages do not publish their leasing or pet rules, and we state none that we have not read in a primary document.

4. The SIRS and Milestone Status

For any condominium building of three habitable stories or more, ask for the structural integrity reserve study and the milestone inspection report, or written confirmation that the buildings are under three habitable stories. At Windstar that question matters most at Compass Point South, Windward Cay and Admirals Watch; the SIRS section below explains why.

5. The Elevation Certificate

Ask whether an elevation certificate exists for the building, and check Collier County’s Elevation Certificates layer, which publishes certificates for many Windstar addresses. The map shows the zone; the certificate shows how high the home sits, and an older certificate can be read against an older base flood elevation.

6. A Wind Mitigation Report

Ask the seller for any wind mitigation report and the insurance declarations pages; on a single-family home or villa, order your own wind mitigation inspection. For a condominium, ask the association for its current master policy declarations.

7. A Flood Insurance Quote

Ask your insurance agent for a flood quote before the inspection period ends. A federally backed mortgage on a home in Zone AE requires flood insurance, and Risk Rating 2.0 prices each building on its own elevation and characteristics, so the quote for the exact address is the number that matters.

8. Slip and Dock Documents, Where One Conveys

If a Southpointe Marina slip, a Regatta Landing Dock Slip Certificate or an Admirals Watch slip is part of the deal, ask for the marina or dock association’s governing documents, current dues and any special assessment, and confirm how the slip transfers. Southpointe and Regatta dues are not published.

The First-Week Checklist

What Do Estoppel Certificates and Association Approvals Mean for a Windstar Buyer?

A Windstar on Naples Bay purchase runs through at least two associations, so a buyer reads two estoppel certificates, may need a village approval as well as the master’s for a lease, and confirms on each certificate whether a capital contribution or transfer charge applies before closing.

Two Certificates, Sometimes Three

The master association issues one certificate for the master assessment. The village association or condominium issues a second for its own assessment. Where a Regatta Landing slip goes with the sale, the slip moves by assignment on the dock association’s Dock Slip Certificate Assignment form, recorded as Exhibit P at OR 5448, PG 1149. None of Windstar’s associations publishes its estoppel fee schedule, and fees are set within the limits of Florida law. In Collier County the seller customarily pays for the estoppel certificates, and the contract controls.

Capital Contributions and Transfer Charges

The Regatta Landing declaration defines “Capital Contribution Assessments.” At the master level the board proposed a resale capital contribution in 2023 (President’s remarks, October 2023), and the amendment certificate recorded in January 2024 does not contain one. Confirm both on the estoppel certificates; if a charge applies, it is usually a buyer cost at closing.

Florida’s Disclosure Statutes

A condominium seller delivers the documents section 718.503 of the Florida Statutes requires, and a homeowners-association parcel carries the disclosure summary of section 720.401. Read them with the village declaration, not instead of it. The master declaration adds its own duty in Article 7.1: owners give purchasers copies of the Declaration, Bylaws and Rules.

What Are Buyer Closing Costs in Collier County?

Buyer closing costs in Collier County start with a custom every Windstar on Naples Bay buyer should know: the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. The seller customarily pays the documentary stamp tax on the deed and the estoppel certificates.

Title Insurance and the Promulgated Rate

Florida promulgates the owner’s title premium by rule, so every title company charges the same premium for the same coverage under Florida Administrative Code Rule 69O-186.003. In Collier County the buyer customarily pays the owner’s policy, which makes the premium a buyer cost; in Lee County the seller customarily does. Customs are not law, and the purchase contract controls. Ask the title company for a written premium estimate once you are under contract.

Who Customarily Pays What in a Collier County Closing

Sources: Florida Department of Revenue documentary stamp tax page and nonrecurring intangible tax page; Collier Clerk of Courts guidance on recordable documents; Collier County Tax Collector property tax page.

Taxes and Fees on a Financed Purchase

If you finance, the mortgage carries documentary stamp tax on the note and a nonrecurring intangible tax on the mortgage amount, both set by the Florida Department of Revenue and paid by the buyer. Your lender’s loan estimate lists both. A cash purchase avoids them, along with the lender’s title policy.

Prorations, Assessments and Other Service Fees

Property taxes in Florida are paid in arrears, so the seller credits the buyer at closing for the seller’s share of the year. Master and village assessments are prorated through the estoppel figures. Settlement, search and lien-search fees vary by title company and are not set by the state, and inspections, a survey and your lender’s own charges are separate; ask for a written estimate early rather than at closing.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation in Windstar on Naples Bay works under the National Association of REALTORS settlement practice changes that took effect in August 2024: a written agreement with your buyer’s agent before touring a home, with the agent’s compensation stated and negotiable, and no offers of buyer-broker compensation on the MLS.

The Written Buyer Agreement Before a Tour

Before we tour a Windstar home with you, we sign a written buyer representation agreement that states our compensation as a specific amount or rate and states that broker compensation is fully negotiable and not set by law, as NAR requires. Ask any agent to show you theirs before the first showing.

Compensation Is Negotiated in the Transaction

A seller may still offer to pay or contribute toward your agent’s compensation, but that offer is made off the MLS, and sellers can still offer buyer concessions such as help with closing costs. NAR’s guidance for buyers and sellers, its settlement FAQs and its summary of 2024 MLS changes describe the rules.

What This Means in Windstar

Windstar closings ran from $350,000 to $6,750,000 in the 12 months to October 13, 2026 (Southwest Florida MLS), so the compensation conversation looks different for a Compass Point South condominium than for a bayfront estate. We settle it in writing up front, tell you what the listing side is offering, and build the cost into the offer strategy rather than leaving it for closing day.

What Does Financing a Windstar Purchase Involve?

Financing a Windstar on Naples Bay purchase involves the same steps as any Florida mortgage plus two that are specific here: a lender’s review of the condominium project for the nine condominium villages, and flood insurance for any home in Zone AE. Get pre-approved before you tour and give your lender the village name early.

Condominium Project Review

A lender’s condominium review looks at the building and its association as well as at you. Ask your lender, before you write an offer, what its condominium project requirements are and which documents it will want from the association. Then give us the village name and we pull the budget, the SIRS and milestone status and the master policy declarations so the lender’s questions are answered early. We do not state financing eligibility for particular villages, because it belongs to the lender and changes.

Flood Insurance and the Mortgage

A federally backed or federally regulated mortgage on a building in the Special Flood Hazard Area requires flood coverage, and 58 of the 68 sampled Windstar addresses are Zone AE, which is inside it. Most of Marina Cove and single points at Northstar and Morningstar are shaded Zone X, outside the mandatory purchase rule, though a lender may still require coverage. Assume a flood policy on a financed purchase and get the quote before the inspection period ends.

Cash Buyers

A cash offer saves the mortgage taxes, the lender’s title policy and the project review, and in a village with few comparable sales it can be the cleaner offer. A cash buyer still needs every document on the first-week list, because the reserves, assessments and insurance cost the same whether or not you finance.

Watching Rates

Mortgage rates move weekly. Freddie Mac’s Primary Mortgage Market Survey publishes the current national average, and your lender’s quote is the number that matters. We do not print a rate on this page because it would be stale before you read it.

What Flood Zone Is Each Windstar Village In?

Windstar on Naples Bay is mostly FEMA Zone AE with base flood elevations of 8 or 9 feet NAVD88 on the maps effective February 8, 2024: of 68 sampled addresses, 58 were Zone AE and 10 shaded Zone X, Marina Cove was mostly shaded X, no sampled home fell in Zone VE, and every point is in Collier Hurricane Evacuation Zone A.

Data updated: October 2026 (FEMA National Flood Hazard Layer and Collier evacuation zone layer, queried October 10, 2026).

Village by Village

Each of 68 Collier County address points was queried against FEMA’s National Flood Hazard Layer, layer 28, with panels from layer 3 and NFIP communities from layer 22. Two panels cover Windstar, 12021C0581J and 12021C0582J, both effective February 8, 2024.

Source: FEMA NFHL point queries, October 10, 2026. A lender and insurer rely on the building’s own elevation certificate and flood determination, not on a sample.

Three readings matter most to a buyer. Marina Cove is mostly shaded Zone X, while Yacht Harbour Cove on the same basin sampled Zone AE 8 at every point, so the two marina-side villages should not be confused. Northstar and Morningstar are mixed, which is why the certificate for the specific building decides the question. And FEMA maps VE zones over the bay water and shoreline west of Star Point Lane and near Danford Street, not over any sampled home.

What Elevation Certificates Show

Collier County publishes certificates for many Windstar addresses. The eight modern certificates on the community record compare as follows against the 2024 base flood elevation at the same spot.

Source: Collier County Elevation Certificates layer and the certificates linked; owner names are not reproduced. Garage slabs on the same certificates run from 6.0 to 8.1 feet NAVD88.

The Base Flood Elevation Has Moved

The BFE over Windstar has changed with each map. The 1986 map put it at 10 feet NGVD29 at the Southpointe Marina tract, on an older datum not directly comparable; the 2005 map at 8.0 feet NAVD88 on Paget Circle; the 2012 map at 7 feet NAVD88 on Lighthouse Lane, Lookout Lane and York Island Drive; and the 2024 map at 8 to 9 feet across Windstar. A certificate surveyed under the 2012 map can show a home comfortably above the BFE of its day that now sits below it: 3292 Lookout Lane is 8.3 feet against a 2012 BFE of 7.0 and a 2024 BFE of 9.

The 2025 Preliminary Map

FEMA issued preliminary flood map data for Collier County on March 20, 2025 (FEMA Preliminary NFHL). For Windstar, panel 0582 becomes 0582K with no change in zone or BFE at any of the 53 sampled points on that panel, and panel 0581 is not being revised. No effective Letter of Map Revision covers Windstar, and no Windstar building has a Letter of Map Amendment on file.

The 50 Percent Rule for Renovators

Federal flood rules in 44 CFR 59.1 define substantial improvement and substantial damage at 50 percent of a structure’s market value; past that threshold, a building must be brought into compliance with current flood elevation rules. The surveyor’s note on the 4500 Lighthouse Lane certificate adds that new construction must sit at least one foot above the BFE under the 2017 Florida Building Code. A buyer planning a large renovation of a home whose lowest floor sits below the 2024 BFE should price that rule in before writing an offer.

How Have Hurricanes Affected Windstar, and What Does Insurance Look Like?

Windstar on Naples Bay sits in Collier Hurricane Evacuation Zone A. Hurricane Ian in 2022 pushed Naples Bay to about 7.1 feet NAVD88 at a sensor about 3.4 kilometres north of Windstar, and NFIP policies in the census block group that contains Windstar ran a median premium of $1,562 for houses and $842 for condominium unit owners.

Hurricane Ian, 2022

The National Hurricane Center’s Tropical Cyclone Report on Hurricane Ian states that “Maximum inundation of 6 to 9 ft AGL occurred in Naples” and names Naples Bay among the waters the surge reached. The USGS sensor at the Gordon River Bridge, about 3.4 km north on the same bay, recorded 7.1 feet NAVD88, and the nearest USGS high water marks, at Tin City, read 7.13 and 7.15 feet NAVD88 (USGS STN high water marks). No surveyed Ian mark sits inside the Windstar gates, so no one can state from the public record how deep the water stood at a given address. For reference only, 7.1 feet falls below the lowest floors of 8.0 to 9.5 feet on the modern Windstar certificates above and above some of their garage slabs; the certificate, the seller’s disclosure and the claim history answer the question for a specific home.

Irma, Helene and Milton

Irma in 2017 peaked at 4.85 feet NAVD88 at the Naples gauge, and a USGS mark about 175 meters west of 1700 Windstar Boulevard read 4.34 feet NAVD88 (NHC Irma report). Helene in September 2024 peaked at 4.71 feet NAVD88 at NOAA’s Naples Bay, North gauge, about 2.7 km north, and Milton two weeks later reached 5.77 feet NAVD88 at the same gauge (NHC Milton report). The 2024 season left its marks on Windstar’s own facilities: the master association reports that Debby, Helene and Milton destroyed the Keewaydin Island generator, pump and water tank, and it spent about $127,000 from the hurricane fund in 2024 (2025 Annual Meeting outline).

What Flood Insurance Costs Near Windstar

FEMA publishes NFIP policy data by census block group. Windstar falls in block group 120210107022, which also contains older streets outside the gates, so these figures describe that block group, not Windstar alone.

Source: OpenFEMA NFIP Policies, policies in force June 2025 to July 2026. Every policy is rated under Risk Rating 2.0 and carries Community Rating System class 6, which earns a 20 percent discount inside the Special Flood Hazard Area and 10 percent outside it (FEMA Community Rating System).

The Claims Record

Source: OpenFEMA NFIP Claims, census block group 120210107022.

Ian was the one storm since Windstar’s build-out that produced widespread flood claims on buildings of Windstar’s era, and those buildings still accounted for about $1.70 million of the roughly $8.77 million paid in the block group. The 1980 filter is a proxy, because FEMA does not publish addresses, so ask the seller directly about any flood claim on the home and request the claim history through your insurance agent.

Wind Insurance and Building Age

Most Windstar homes were built between 1984 and the early 2000s, before the first statewide Florida Building Code took effect on March 1, 2002; the exceptions are Regatta Landing, built 2016 to 2021, and later estates and replacement homes (Florida Statewide Cadastral). Florida wind premiums turn on roof age, shape and attachment and on opening protection, which insurers learn from a wind mitigation inspection; for a condominium, the association’s master policy covers wind on the building and flows into the fee. Windstar-specific wind premiums are not published, so get a binding quote on the exact address during the inspection period.

Evacuation Zone A

Every one of the 68 sampled Windstar addresses returned Evacuation Zone A on Collier County’s Hurricane Evacuation Zone layer, the county’s most surge-exposed zone. A household in a shaded Zone X coach home at Marina Cove and one on the Island at Southpointe should both plan to leave when Zone A is called, with an inland destination picked before the season starts.

Which Windstar Condominiums Fall Under SIRS and Milestone Rules?

At Windstar on Naples Bay most condominium buildings are one or two stories and fall outside Florida’s SIRS and milestone laws; the county’s milestone map lists three Windward Cay buildings and Compass Point South’s four buildings as completed, with the next inspection in 2033, and Compass Point South posts its 2024 reserve study.

What the Laws Require

Under section 718.112, Florida Statutes, a residential condominium association must have a structural integrity reserve study completed at least every 10 years for each building three habitable stories or higher; associations existing on or before July 1, 2022 had to complete one by December 31, 2025, and in no event later than December 31, 2026. Under section 553.899, a condominium building of three habitable stories or more needs a milestone inspection by December 31 of the year it turns 30 and every 10 years after. Chapter 2025-175, Laws of Florida lets an association that has completed a milestone inspection delay its SIRS for up to two consecutive budget years.

What the Record Shows at Windstar

Collier County’s milestone inspection map lists Windward Cay buildings 4450, 4600 and 4650 Yacht Harbor Drive and Compass Point South’s four buildings as “Milestone Completed, Cycle Completed,” next inspection 2033. Compass Point South’s SIRS dated May 29, 2024 sets a minimum 2025 reserve funding of $118,650 and projects a starting reserve balance of $221,360 on January 1, 2025. Regatta Landing’s buildings are capped at two stories and a 35-foot mean roof height by the 2013 annexation. Admirals Watch lies in the City of Naples, and its SIRS and milestone status are not published. The Island at Southpointe is a homeowners association of single-family homes, so the condominium SIRS law does not apply.

What Only the Association Can Tell You

The DBPR SIRS reporting page collects association filings, and DBPR’s condominium inspections page explains the rules. Neither tells you what a study found or how reserves are funded. For any Windstar condominium purchase, request the association’s SIRS and milestone reports, or written confirmation that its buildings are under three habitable stories, and read the current budget for how reserves are funded. Those documents decide whether a special assessment is coming.

How Does Boating Work for a Windstar Buyer?

Boating at Windstar on Naples Bay runs through three separately owned dock systems, Southpointe Marina on the bay, Regatta Landing’s dock association on Haldeman Creek and village slips at Admirals Watch and the Island at Southpointe, and none of them comes automatically with a home, so a boat buyer matches the slip first and the house second.

Southpointe Marina Slips

The club’s Bay Life page says “Southpointe Marina has 72 slips and can accommodate yachts up to 70 feet,” and the county’s 1988 Ordinance 88-82 describes an existing 72-slip basin. The 2026 county roll carries 73 slip parcels there, with a median 2026 preliminary just value of $251,497 per slip parcel, an appraisal figure and not a sale price. The slips are separately deeded and governed by Southpointe at Windstar Marina Association, Inc. (Sunbiz N97000006209), not by the club. The marina is a Florida DEP Designated Clean Marina. Slip dues are not published.

Regatta Landing Dock Slip Certificates

Regatta Landing’s Haldeman Creek dock went to the Board of County Commissioners as a 26-slip facility on January 12, 2016 (BCC agenda item 16A29), and the county’s address layer shows 27 wet-slip points today. Slips are held by Dock Slip Certificate through Regatta Landing Dock Slip Association, Inc. (Sunbiz N17000010798), sit outside the condominium and its assessments, and move by assignment. The 2013 agreement bars live-aboards at the Regatta docks. This page does not state a controlling depth on Haldeman Creek; confirm it, and any crossing structure on the route, with a local captain and the dock association before buying for a specific boat.

Village Slips at Admirals Watch and the Island at Southpointe

Admirals Watch has eight boat slips for its 16 condominiums, and many Island at Southpointe homes have private docks on the access channel. Both villages sit inside the City of Naples, which matters for dock permits, and each village’s own documents and the title work decide who holds which slip.

The Route to Gordon Pass

NOAA’s U.S. Coast Pilot 5, Chapter 4 describes a dredged channel from the Gulf through Gordon Pass north to the US 41 bridge, a fixed span with a clearance of 10 feet at the head of the harbor. That bridge is north of Windstar, so boats from Southpointe Marina and the master dock run south to Gordon Pass without passing under it. The same chapter sets no-wake zones in Gordon Pass between Daybeacons 7 and 10 and in Naples Bay between Daybeacon 29 and the bridge, and Collier County’s manatee zones are set by Florida Administrative Code rule 68C-22.023.

Shoaling at the Master Dock

The master association’s dock at the clubhouse, home of the Keewaydin shuttle, has shoaled. Its 2025 committee report says the shuttle operator “needed to cancel schedule trips a number of times during low tide,” that permits will take two to three years and that dredging is “estimated to be around $400,000” (2025 Committee Reports Binder). It is a known future cost the board has put on paper, already reflected in the reserve projection for 2030.

What Is the Keewaydin Island Beach, and Who Can Use It?

Windstar on Naples Bay’s beach is about 5 acres of master-association land on Keewaydin Island, reached on the association’s Keewaydin Queen III shuttle in about 40 minutes from the dock behind the clubhouse; every resident may use it whether or not they join the club, and the master assessment pays for it.

Who Owns It

The master association’s Keewaydin Beach and Shuttle page says the beach and the Keewaydin Queen III “are owned by the Windstar on Naples Bay Master Association for the benefit and enjoyment of Windstar residents and non-resident members of the Club and Marina.” The county’s parcel layer shows two master-owned parcels of 2.68 and 2.74 acres. Keewaydin operations cost $233,000 in 2024 (2025 Annual Meeting outline). There is no Gulf beach inside Windstar and no road to Keewaydin.

Shuttle Season and Booking

From the 2025/26 season the shuttle runs November 1 through July 15. Day trips depart at 9:30 a.m. (back by 1:00 p.m.) and 11:30 a.m. (back by 3:30 p.m.). Under the Keewaydin booking policies revised December 16, 2025, owners reserve 30 days ahead and non-resident members 14 days ahead, up to six people per household may book a trip, and a no-show costs $10 per reserved seat. Trips are cancelled when forecast winds exceed 20 mph, and the captain may cancel at low tide.

Facilities and Rules

The policies say restrooms, outdoor showers and beach umbrellas “are available only when day trips to Keewaydin Island are operating,” and that “Keewaydin is not a full-service beach club.” The island has run on solar power since February 2025. No pets are allowed on the shuttle at any time or on the island property from October 15 to July 15. Evening cruises cost $20 per person plus tax. Owners with their own boats of 30 feet or less can buy a $200 annual dock permit and book 3-hour slots at $25, and any vessel may anchor on the Gulf side without a permit.

What Do Windstar’s Leasing, Pet and Renovation Rules Mean for a Buyer?

Windstar on Naples Bay’s master declaration allows leases of at least 30 days or one calendar month and no more than one year, no more than three times a calendar year; villages can be stricter. Pets must be leashed, and every exterior change needs village approval and then the master Architectural Review Committee’s.

Leasing

The master leasing covenant is Article 7.1 of the master declaration, rewritten by owner vote on May 7, 2020 and recorded at OR Book 5764, Page 966. Only the whole unit may be leased; no transient tenants, room rentals, rent-sharing or subleasing. Any paid occupancy counts as a lease, and so does an unpaid stay of more than 7 days while the owner is away. The owner gives the master association the lease and the $145 application at least 20 days before the term, and the board may require a deposit of up to one month’s rent.

For a buyer thinking about income, the realistic model is a seasonal lease of one to several months, up to three times a year at the master level and twice in 12 months at Regatta Landing. Nightly and weekly rentals fall outside the recorded covenant everywhere in Windstar.

Pets

The 2018 master rules require leashes, immediate waste pickup and no dogs on the golf course or cart paths, and they bar pets from the Keewaydin shuttle and from the island from October 15 to July 15. They set no weight, number or breed limit, so the village decides: Compass Point South allows one dog or one cat of 25 pounds or less and none for tenants, and Regatta Landing allows two cats or dogs, each under 60 pounds. Assistance animals are a fair-housing matter, separate from any pet cap; raise one with the association in writing.

Architectural Review and Renovation

Article 8 of the master declaration requires master Architectural Review Committee approval for any visible exterior change, paint, sign, grading or landscaping. The Design Guidelines and Tree Policy approved May 26, 2022 require written village approval first, submission at least 30 days before the start, a survey for any footprint change, an approval effective on the 7th day after an appeal window, a start within 6 months and completion within a year. Generators need approval and screening, hurricane protection must be clear, white or matched to the trim, and wholesale replacement of turf with mulch or gravel is prohibited. Budget the village review plus at least 30 days at the master level plus the appeal window before any county or city permit.

Vehicles, Golf Carts, Boats and EV Charging

Master roads carry a 25 mph limit. Golf carts need the owner’s signed waiver and a licensed driver. Boats, trailers, campers and RVs may not be parked overnight on master roads or common areas, and the master association runs no storage yard. “Electric vehicles may not be charged on Association common areas,” so charging happens in your own garage, subject to village rules; Regatta Landing requires condominium board approval for new wiring (2018 Rules and Regulations).

What Is Daily Life Like Inside the Windstar Gates?

Daily life in Windstar on Naples Bay runs around a staffed gatehouse, a short network of private master roads, a Tom Fazio golf course, the bay and the Keewaydin shuttle. The club’s golf, tennis, bocce, dining and fitness are for members; pools belong to the villages; and the beach, roads, lakes and fiber internet belong to every owner.

Golf on a Tom Fazio Course

The course is an 18-hole, par-72 Tom Fazio design that the club dates to 1983, playing 6,701 yards from the Black tees down to 4,595 from the Bronze across eight sets of tees, with a Black-tee rating of 72.6 and slope of 135 (Windstar Club scorecard). The local rules name mangrove penalty areas along holes 5 to 9 and 15 to 18, the club has been an Audubon Cooperative Sanctuary since 1998 by its own account, and the club owns 129.48 acres across four county parcels. A golf-view buyer should read Article 4 of the master declaration, which grants an easement for play over adjacent property, including the “inadvertent overflight of golf balls,” and has owners assume the risk of maintenance noise around sunrise and sunset.

Tennis, Bocce and Pickleball

The club describes “6 meticulously cared for Har-Tru tennis courts” with two lit for evening play (Tennis) and three lighted Har-Tru bocce courts beside its bar (Bocce). Spinnaker Pointe keeps two lighted courts of its own. The club lists no pickleball courts; the public Naples Pickleball Center at East Naples Community Park, 500 Thomasson Drive, is about 1.13 miles in a straight line from the clubhouse on the county’s parks layer.

Dining, Fitness and Pools

The club runs four dining venues, 1700 Grille, the Bayview Dining Room, the Sunset Lounge and Veranda, and The Wine Room (Dining), and lists fishing, wine, book, bridge, mah jongg and cycling groups among its clubs within the club. It lists no pool or spa, so pools are village amenities: shared pools at Admirals Watch, Marina Cove, Spinnaker Pointe, Windward Cay, Morningstar, Regatta Landing, Somerset at Windstar, Yacht Harbour Cove and Compass Point South, and private pools at Clipper Cove, Harrington Sound, Ketch Cay, Spyglass Pointe and Northstar homes.

What Every Owner Shares

Every home is wired into the master association’s bulk Hotwire fiber contract, 500/500 Mbps internet and two TV boxes, paid at $195 a quarter inside the master assessment. The Windstar Kayak Club keeps shared kayaks at the master dock with six guest passes a year, and fishing is allowed only from the street-side lake banks on the master association’s fishing-site map, never from golf-course banks. Gatehouse maintenance cost $338,000 in 2024, one of the master association’s largest operating lines (2025 Annual Meeting outline).

What Schools, Healthcare and Drive Times Come With a Windstar Address?

A Windstar on Naples Bay address is zoned for Avalon Elementary, Gulfview Middle and Naples High for 2026-27 at every address the district’s lookup returned; NCH Baker Hospital’s 24-hour emergency department is about 10 minutes away, Fifth Avenue South about 7 minutes and RSW about 51 minutes without traffic.

Schools by Address

Fifteen Windstar addresses, one in each village name the MLS uses, returned the same three schools for 2025-26 and 2026-27 on Collier County Public Schools’ lookup on October 10, 2026, including the City of Naples villages (2488 Breakwater Way; 1620 Star Point Ln; 2153 Paget Cir).

Sources: FLDOE 2025-26 School Grades, as of September 1, 2026; drive times from the OSRM routing service, run October 10, 2026. Zoning can change, so confirm by address with the district’s attendance boundaries tool before signing a contract that depends on a school. Families can also apply through Parental Choice; Shadowlawn Elementary, East Naples Middle and Lorenzo Walker Technical High were each graded A in 2026.

Healthcare Nearby

Collier County EMS Medic 22 is stationed at 4375 Bayshore Drive, about 0.3 miles from the entrance (EMS Stations layer).

Everyday Drives, Measured

Source: OSRM free-flow routing from Windstar Boulevard and Bayshore Drive, run October 10, 2026; in season, allow more time. Homes at the Island at Southpointe end add about 1.3 miles and 3 to 4 minutes to every trip.

What Is Changing Around Windstar?

Windstar on Naples Bay is built out, so change comes from outside the gates: the county is marketing its 17-acre arts site across Bayshore Drive, a boardwalk to Sugden Regional Park opened in February 2026, and new homes, condominiums and a marina are approved within a mile along Bayshore Drive, Davis Boulevard and US 41 East.

Nothing Left to Build Inside the Gates

Collier County’s PUD layer lists both the Windstar PUD (Ordinance 93-23) and the Southpointe Yacht Club PUD (Ordinance 88-82) as built out, and the last new village homes were Regatta Landing’s in 2021. Every Windstar purchase is a resale; there is no developer inventory, lot or builder price sheet inside the gates. The only permits in the county record inside the gates are the club’s clubhouse and fitness projects.

The 17-Acre Site and the Boardwalk

The county-owned 17-acre site directly across Bayshore Drive, about 0.16 miles from the gate, carries Cultural Arts Village entitlements for up to 40 residential units, 35,000 square feet of commercial space and a 350-seat theatre. The Bayshore CRA posted Invitation to Negotiate 26-8663 on July 15, 2026, with proposals due August 31, 2026, and no award had been reported by October 10, 2026. The Bayshore Boardwalk to Sugden Regional Park opened February 26, 2026, a 1,750-foot route starting about 0.16 miles from the Windstar gate.

New Construction Within a Mile

Sources: Collier County CityView projects layer and BCC legal ads for Windward Landing, Davis Brookside and Mini-Triangle; straight-line distances from the edge of the Windstar PUD, October 10, 2026.

None of it adds a golf course, a private beach or a master gate, so Windstar resales compete on a different footing. A buyer weighing a resale here against newer construction in a gated master plan nearby can compare our Isles of Collier Preserve community guide, which covers that community’s fees, flood mapping and market in the same format.

Windstar vs Royal Harbor: Which Should You Buy Into?

Windstar on Naples Bay and Royal Harbor are both Naples Bay boating neighborhoods south of the US 41 bridge, but they answer different buyers: Windstar is gated, golf-centered and run by a master association over 16 villages, while Royal Harbor is an ungated City of Naples canal neighborhood with no mandatory homeowners association.

The Decision Table

Royal Harbor figures come from our Royal Harbor neighborhood guide, read October 10, 2026, where each carries its own primary source; Windstar figures come from the records cited throughout this page.

Who Should Choose Which

The two medians come from different windows and measure different things: Windstar’s mixes 36 condominium sales with villas and detached homes, while Royal Harbor’s counts single-family canal homes only. The fairer comparison is Windstar’s detached segment, eight sales from $1,375,000 to $6,750,000 in the 12 months and a $1,600,000 median across 22 sales over 24 months, or its waterfront estates, where single sales ran from $2,075,000 to $6,750,000. Choose Windstar if you want a staffed gate, optional golf, a condominium, villa or coach-home price point and a private beach by shuttle. Choose Royal Harbor if you want a single-family canal home with your own dock and no mandatory association. Consider both if you are shopping waterfront single-family above $2 million, where the question is a gate and a club option against a private canal lot and no mandatory dues.

Is Windstar on Naples Bay the Right Place for You to Buy?

Windstar on Naples Bay suits buyers who want a gated bay community close to downtown Naples, an optional club rather than a mandatory one, a marina and a private beach by shuttle, and a price range from entry condominiums to bayfront estates. It suits less well a buyer who wants new construction, a single fee or a quick run to I-75.

The Case For

• A staffed gate and four master gates, with private roads, lakes and grounds run by the master association.
• Not bundled: the Windstar Club is optional, so you pay for golf only if you want it.
• Boating south to Gordon Pass without passing under the US 41 bridge.
• A master-owned beach on Keewaydin Island for every resident.
• No Community Development District on the tax bill.
• Fiber internet and TV inside the master assessment under a 10-year contract.
• Fifth Avenue South about 7 minutes away and A-rated zoned middle and high schools.
• A wide price range: 52 closings from $350,000 to $6,750,000 in the 12 months to October 13, 2026.

The Case Against

• Flood exposure: most sampled addresses are Zone AE, and every one is in Evacuation Zone A.
• Two association layers, with only one village fee in the public record.
• A 27.1 percent master assessment increase in 2025, largely the Hotwire line, and about $1.70 million of projected 2030 reserve outlay.
• Club costs for 2026 are unpublished; the last schedule is for 2023.
• Most buildings predate the 2002 Florida Building Code, so roof age and opening protection drive insurance.
• The beach shuttle depends on the tide at a shoaled master dock.
• The zoned elementary school is graded B, and RSW is about 51 minutes away.

How Do We Find You the Right Home in Windstar?

We find you the right Windstar on Naples Bay home by choosing the village before the unit, tracking each village’s sales and listings, and pulling the documents that decide what a home really costs before you fall for the photographs. We start from the declaration, the budget and the elevation certificate.

The Village Before the Unit

We start with how you plan to use the home: a slip, a lease, a pet, a private pool, golf, a summer away. That narrows 16 villages to two or three. Then we pull each village’s sales from the Southwest Florida MLS, its published rules, its flood sample and any elevation certificate before we schedule a showing.

Who Is Selling, and When

Windstar inventory changes with the season and with each village’s assessments and inspections. We follow active and pending listings village by village and talk with listing agents and association managers about homes that may come to market. When a Windstar owner or a listing agent tells us a home may be available before it is widely marketed, we tell you.

Touring: View, Floor Height, Roof and Slip

On a tour we look at the view across the fairway, lake or basin, the garage slab and living-floor height against the certificate, the roof and the windows, and, for a slip, the boat it will actually fit. We write down what we saw so you can compare homes a week later.

Set Up Custom Listing Alerts for Windstar

Tell Marc which villages, products or price bands to follow, and we set up alerts so you see new Windstar listings and price changes quickly. Call (239) 287-5873 or use the request in Get Your Personalized Windstar on Naples Bay Buyer Consultation. For the live list, search current listings on the team’s home search site, DomainRealtyGroup.com, linked in the footer block below.

How Do We Negotiate for You in Windstar?

We negotiate for you in Windstar on Naples Bay with the village’s own sales, the listing’s price history, the full fee stack, the flood and insurance picture and the contract calendar on the table together. In a community whose village sales run from $350,000 to $6,750,000, the comparable set is the first argument.

Price: The Village’s Sales and the Listing’s History

We compare a listing with its own village’s closings, not the $1,200,000 community median, and in a village with one or two sales we use the closest comparable product elsewhere in Windstar, adjusted for fees and flood zone. We pull the listing’s full price history before recommending an offer.

Fees, Floor Height and Documents as Leverage

A village with a thin reserve, a building with a coming inspection, a lowest floor below the 2024 base flood elevation or an expensive flood quote changes what a home is worth to you. We use the estoppel certificates, the budget, the SIRS and milestone status, the certificate, the wind and flood quotes and the inspection report to ask for price, repairs or credits, and we tell you plainly when a document is a reason to walk away.

The Contract Calendar

Florida contracts run on deadlines. As Top 1% Real Estate Agents Nationally Since 2008, we map your inspection period, financing and association document deadlines against the estoppel turnaround of two or three associations and the closing date, and keep your deposit’s escrow and the contract’s terms in front of you. The purchase contract, not local custom, controls who pays what.

What We Will Not Do

We will not tell you a Windstar building is safe, certain to appreciate or free of assessments, because the public record cannot support that. We will tell you what the record shows, what it does not show and where to look.

Get Your Personalized Windstar on Naples Bay Buyer Consultation

A personalized Windstar on Naples Bay buyer consultation maps your plans onto two or three villages, shows the sales, fees and flood record behind each, separates the club decision from the home decision and sets the timeline from pre-approval to closing. It is free, and you can start by calling Marc at (239) 287-5873.

If you’re searching for “the best buyer’s agent in Windstar on Naples Bay, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you’re relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Windstar on Naples Bay, Port Royal, Royal Harbor, Isles of Collier Preserve, Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Start with the buyer-consultation request on this page, our buyer process, or call Marc at (239) 287-5873. Or call Jesse direct at (239) 898-6072.

Selling Your Current Home to Buy in Windstar?

Selling a current home to buy in Windstar on Naples Bay is two transactions on one calendar, and the order matters. As Top 1% Real Estate Agents Nationally Since 2008, we coordinate both sides so the sale of your current home and the purchase here line up, whether you own in Windstar already or elsewhere in Southwest Florida.

If you own in Windstar, our Windstar seller page explains how we price a home village by village, and our free Windstar home valuation starts the sale side. If you own elsewhere in the city, our guide to selling a home in Naples covers the process. Call Jesse direct at (239) 898-6072. On the buy side, call Marc at (239) 287-5873. In Collier County the buyer customarily pays the owner’s title policy and the seller customarily pays the deed documentary stamp tax and the estoppel certificates, so the same transaction looks different from each seat, and we make sure you understand both.

Your Local Real Estate Experts

McGreevy and Comisar is a team of Windstar on Naples Bay buyer’s agents who read the village documents, the club terms, the flood map and the elevation certificate before the first showing, and who lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, or read more about McGreevy and Comisar.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners
• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar is a top-reviewed Windstar realtor, and every quote below is a five-star review on our Google Business Profile.

★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Verified Google review

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Verified Google review

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

Frequently Asked Questions, Buyer Edition (Windstar on Naples Bay)

These are the questions Windstar on Naples Bay buyers ask most, drawn from search questions and from the questions we answer in showings. Each answer uses the same figures, dates and caveats as the section of this page that covers the topic in depth, and each source is in the sections above and the numbered list below.

Where is Windstar on Naples Bay?

Windstar on Naples Bay is a gated golf and boating community on the east shore of Naples Bay in East Naples, ZIP 34112. The main entrance is Windstar Boulevard at Bayshore Drive, about a mile south of US 41 East. It is about 7 minutes from Fifth Avenue South and 2 minutes from the Naples Botanical Garden without traffic. It is not related to the cruise line of the same name.

Is Windstar in the City of Naples or unincorporated Collier County?

Both. Most of Windstar is unincorporated Collier County, while Admirals Watch and the Island at Southpointe lie inside the City of Naples, per the county’s city limits layer and FEMA’s political jurisdictions layer. The split changes the tax rate, the building department and the flood community, not the gate, the master association or the Keewaydin beach. Every address is Naples, ZIP 34112.

How many homes and villages are in Windstar?

Windstar has 618 homes and condominiums in 16 villages: nine condominium villages with 428 units and seven homeowners-association villages with 190 homes, per the Florida DOR 2026 preliminary roll and the DBPR condominium extract. The villages run from Windward Cay’s 1984 condominiums to Regatta Landing’s coach homes built 2016 to 2021.

How much do homes cost in Windstar on Naples Bay?

In the 12 months to October 13, 2026 the Southwest Florida MLS recorded 52 Windstar closings at a $1,200,000 median, from $350,000 to $6,750,000. No village reached 10 sales in the window and the longer-window village medians ran from $503,500 at Compass Point South to $1,700,000 at Yacht Harbour Cove, so price a specific home from its own village’s sales, not the community median.

How much do condominiums cost in Windstar?

Condominiums closed 36 times at a $1,096,250 median in the 12 months to October 13, 2026, from $350,000 at Windward Cay to $3,625,000 at Admirals Watch (Southwest Florida MLS, grouped by McGreevy and Comisar). The entry condominiums at Compass Point South, Spinnaker Pointe and Marina Cove had medians of $503,500 (36 months, 14 sales), $630,000 (24 months, 11 sales) and $646,000 (24 months, 12 sales).

How much do single-family homes cost in Windstar?

Detached homes closed eight times in the 12 months to October 13, 2026, from $1,375,000 at Ketch Cay to $6,750,000 on the Island at Southpointe, too few for a 12-month median; over 24 months their median was $1,600,000 across 22 sales (Southwest Florida MLS). Ketch Cay recorded three sales and Clipper Cove two; Harrington Sound and Spyglass Pointe each recorded one sale, too thin to read as a market rate.

How many homes sell in Windstar each year?

The Southwest Florida MLS recorded 52 Windstar closings in the 12 months to October 13, 2026, $70,378,500 in volume, with 15 of 16 villages recording at least one sale. Regatta Landing led with 9 closings and Marina Cove followed with 6; Morningstar had none. June 2026 was the busiest month with 10 closings.

How long do Windstar homes take to sell?

Median days on market for the 12 months to October 13, 2026 is 59 (Southwest Florida MLS), measured on the 48 closings that carry a days-on-market figure, up from 34 in the prior 12 months. Ask us for the listing history of the comparable sales in the village you are considering; in Windstar the village sets the pace more than the community does.

How many Windstar homes are for sale right now?

Active Windstar listings at the October 13, 2026 MLS pull: 15, plus 5 pending, or 3.5 months of supply at the last 12 months’ closing pace. Inventory changes week to week in a community of 618 homes, so ask Marc at (239) 287-5873 for the current active and pending list in the villages on your short list, or search current listings on DomainRealtyGroup.com, linked in the footer block.

Is Windstar a bundled golf community?

No. The Windstar Club says residents within the gates are not required to be members, and Section 1.5 of the recorded master declaration gives no owner club rights by owning a home. Regatta Landing’s declaration adds that membership “is not mandatory and is not required as a condition for the purchase of a Unit.” The home and the club are separate purchases.

How much is a Windstar Club membership?

The club’s last published schedule is for 2023. On it, Social dues were $6,645 a year and Social Summer Golf dues $9,545, with a food and beverage minimum of $1,400 for a family or $700 single, and the initiation was $10,000 for Social and $20,000 for Social Summer Golf. A 2023 Social family’s first year came to $18,045. The club has not published a 2026 schedule; ask its membership office.

Is there a wait for golf membership at Windstar?

The club states a golf membership cap of 350 and offers a WOW (“Waiting on Windstar”) category with limited high-season golf until a member is accepted as a Golf Member. It does not publish the length of any wait, so a buyer who wants in-season golf from the first winter should ask the membership office where the roster stands before making an offer that depends on it.

What are the HOA fees in Windstar?

Every home pays the master assessment, $4,130 in 2025, billed $1,032.50 a quarter, including $780 a year for bulk Hotwire internet and TV. Most homes also pay a village assessment set by their own association. The only village figure in the public record is Compass Point South’s $1,968 a quarter in 2021, which includes its master share. The estoppel certificate gives the current figure for any home.

Does Windstar have a CDD?

No. Collier County’s Community Development District layer returns nothing over Windstar, and the Florida DOR 2025 non-ad valorem detail shows no special-district levy on Windstar parcels. Many Windstar parcels carry one county non-ad valorem charge of $261.91 on the 2025 roll.

What is the property tax rate in Windstar?

For tax year 2025, most of Windstar pays 12.6162 mills (code 0063), Regatta Landing 13.6162 mills (code 0111, which adds the Haldeman Creek MSTU) and Admirals Watch and the Island at Southpointe 9.0514 mills (code 0004, City of Naples), per the 2025 Collier Taxing Authority Code Descriptions. At $1,000,000 of taxable value that is about $12,616, $13,616 and $9,051 before non-ad valorem charges.

Will my property taxes be higher than the seller’s?

Often, yes. A long-time owner with a homestead exemption benefits from the Save Our Homes cap, and a new buyer’s bill is set on the purchase-year assessment. Read the seller’s bill as history, not as your number, and ask the title company for the proration on the current bill.

Is there a transfer fee or capital contribution when buying in Windstar?

Check the estoppel certificates. Regatta Landing’s declaration defines Capital Contribution Assessments, and the master board proposed a resale capital contribution in 2023 that is not in the amendment certificate recorded in January 2024. Any charge that applies to your purchase appears on the master or village certificate.

How many estoppel certificates does a Windstar purchase need?

At least two: one from the master association and one from the village association or condominium. If a Regatta Landing Dock Slip Certificate transfers, the dock association is involved too. In Collier County the seller customarily pays for the estoppel certificates, and the contract controls.

Who pays for title insurance in Collier County?

In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and the purchase contract controls. Florida promulgates the premium by rule, so every title company charges the same premium for the same coverage. The seller customarily pays the documentary stamp tax on the deed.

What are closing costs when buying in Windstar?

A Windstar buyer customarily pays the owner’s title policy, the deed recording fee and, if financing, the lender’s title policy, the documentary stamps and intangible tax on the mortgage and the lender’s charges, plus any capital contribution on the estoppel certificates. Inspections, a survey, wind mitigation and flood quotes are separate. Ask the title company for a written estimate once you are under contract.

How does the NAR settlement affect buying in Windstar?

Since August 2024, NAR’s practice changes require a written buyer agreement before you tour a home, with the agent’s compensation stated and negotiable, and offers of buyer-broker compensation no longer appear on the MLS. A seller may still offer to contribute off the MLS. We put ours in writing before the first Windstar showing.

Can I rent out my Windstar home?

Yes, within limits. The master declaration allows leases of at least 30 days or one calendar month and no more than one year, no more than three times a calendar year, with a $145 master application and 20 days’ notice. Regatta Landing allows two leases in any 12 months, and Compass Point South requires board approval. Nightly and weekly rentals are not allowed anywhere in Windstar.

What are the pet rules in Windstar?

The master rules require leashes and bar dogs from the golf course, the cart paths and the Keewaydin shuttle; they set no weight or number limit. Compass Point South allows one dog or cat of 25 pounds or less and no pets for tenants, Regatta Landing two cats or dogs under 60 pounds each. For other villages, the Declaration and Rules govern.

Does a boat slip come with a Windstar home?

Not automatically. Southpointe Marina slips are separately deeded through a marina association, Regatta Landing slips are held by Dock Slip Certificate through a separate dock association, and Admirals Watch’s eight slips belong to that condominium. A slip conveys only if the contract and the slip’s own documents say so.

Are there bridges between Windstar and the Gulf?

Not on the bay route. NOAA’s Coast Pilot places the fixed US 41 bridge, with a 10-foot clearance, at the head of Naples Bay north of Windstar, so boats from Southpointe Marina and the master dock run south to Gordon Pass without passing under it. No-wake zones apply in Gordon Pass and in the upper bay.

Does Windstar have a private beach?

Yes. The master association owns about 5 acres on Keewaydin Island and runs the Keewaydin Queen III shuttle there, about 40 minutes each way, from November 1 through July 15. Every resident may use it whether or not they join the club. There is no Gulf beach inside Windstar and no road to Keewaydin.

Is Windstar in a flood zone?

Mostly. Of 68 sampled addresses, 58 are FEMA Zone AE with base flood elevations of 8 or 9 feet NAVD88 and 10 are shaded Zone X, on maps effective February 8, 2024; Marina Cove is mostly shaded X and no sampled home is Zone VE. The elevation certificate and the lender’s determination decide the question for a specific building.

Do I need flood insurance in Windstar?

If you finance a home in Zone AE with a federally backed or federally regulated mortgage, yes. NFIP policies in the census block group that contains Windstar ran a median premium of $1,562 for houses and $842 for condominium unit owners. Get a quote for the exact address before your inspection period ends.

Did Windstar flood in Hurricane Ian?

No surveyed Ian high water mark sits inside the gates. The USGS sensor at the Gordon River Bridge, about 3.4 km north on Naples Bay, recorded 7.1 feet NAVD88, below the 8.0 to 9.5 foot lowest floors on the modern Windstar elevation certificates and above some garage slabs. Ask the seller about any claim on the specific home.

What hurricane evacuation zone is Windstar in?

Every one of the 68 sampled Windstar addresses is in Collier County Hurricane Evacuation Zone A, the county’s most surge-exposed zone, including the shaded Zone X homes at Marina Cove. Plan an inland destination before the season starts.

Which Windstar condominiums need a SIRS or milestone inspection?

Buildings of three habitable stories or more. The county lists Windward Cay buildings 4450, 4600 and 4650 Yacht Harbor Drive and Compass Point South’s four buildings as milestone completed, next inspection 2033, and Compass Point South posts a SIRS dated May 29, 2024. Regatta Landing’s buildings are capped at two stories. Ask any condominium association for its reports or written confirmation.

What schools serve Windstar?

Every Windstar address tested is zoned for 2026-27 to Avalon Elementary (graded B in 2026), Gulfview Middle (A) and Naples High (A), including the City of Naples villages. Confirm by address with Collier County Public Schools before signing a contract that depends on a school.

How far is Windstar from a hospital?

NCH Baker Hospital’s 24-hour emergency department is about 4.0 miles and 10 minutes from the Windstar entrance without traffic, and a Physicians Regional walk-in urgent care on Thomasson Drive is about 5 minutes away. Collier County EMS Medic 22 is stationed about 0.3 miles from the entrance on Bayshore Drive.

How far is Windstar from RSW and I-75?

Southwest Florida International Airport is about 36.5 miles and 51 minutes from the entrance without traffic, and I-75 Exit 101 about 16 minutes. The private Naples Airport is about 11 minutes away. In season, allow more time on US 41 and the east-west roads.

Is Windstar gated, and how do my inspector and appraiser get in?

Yes. The master association maintains four gates, Main, Lighthouse, Gulfstar and Regatta. Owners and registered tenants use transponders; guests and vendors are admitted when the owner registers them through the TekControl visitor system. During a purchase, ask the seller or listing agent to register your inspector, appraiser and surveyor ahead of each visit.

Is anything still being built inside Windstar?

No homes. Both Windstar PUDs are listed as built out, and the last new village homes were Regatta Landing’s in 2021. The only permits inside the gates are the club’s clubhouse and fitness projects. New construction nearby includes Windward Landing, The Halcyon and Isles of Collier Preserve phases.

What is the newest village in Windstar?

Regatta Landing: 64 two-story coach-home condominiums built 2016 to 2021 on the Haldeman Creek tract, annexed into the master association in 2013. Its published elevation certificates show living levels at 13.8 and 14.5 feet NAVD88 against a 2024 base flood elevation of 9, and its nine sales in the 12 months to October 13, 2026 ran from $1,090,500 to $1,849,000 (24 months: 16 sales, median $1,310,000).

Which Windstar village is cheapest?

By median, Compass Point South: a $503,500 median over 36 months (14 sales, $405,000 to $730,000), with two sales in the 12 months to October 13, 2026, at $430,000 and $508,000 (Southwest Florida MLS). The lowest single sale was a $350,000 Windward Cay condominium. Morningstar had no sale in the window.

Can I renovate or rebuild a Windstar home?

Yes, with two layers of approval. Village approval comes first, then the master Architectural Review Committee, with submission at least 30 days ahead and a 7-day appeal window under the 2022 Design Guidelines. In a flood zone, work above 50 percent of the structure’s market value triggers current elevation rules under 44 CFR 59.1.

Is Windstar on Naples Bay a good place to live?

It suits buyers who want a gated bay community close to downtown Naples, golf without a mandatory club, a marina and a private beach by shuttle, and a wide price range. It suits less well a buyer who wants new construction, one fee or a short drive to I-75, and every buyer should weigh the flood and evacuation record. Our case for and against lays out both sides.

How do I start buying in Windstar?

Call Marc at (239) 287-5873 or start with our buyer process. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, map your plans to two or three villages, get you pre-approved, sign a written buyer agreement, pull each village’s documents and tour. Selling a home first? Call Jesse direct at (239) 898-6072 for the sale side.

Sources

Every Windstar on Naples Bay fact on this page traces to the recorded association documents and association websites, the Windstar Club’s own pages, Florida and Collier County government records, federal flood and weather data, NAR, school and hospital sites, or the Southwest Florida MLS, and the numbered list below gives the title and address of each, retrieved October 2026 unless its title gives another date.

Associations and the Windstar Club

1. Master association, recorded document compilation (master declaration OR 4512 PG 2575, 2013 Regatta annexation, 2020 and December 2023 amendments), posted January 24, 2024
2. Master association, Documents page
3. Master association, 2025 Annual Meeting outline, March 31, 2025
4. Master association, 2025 Committee Reports Binder
5. Master association, Rules and Regulations, approved May 15, 2018
6. Master association, Design Guidelines and Tree Policy, approved May 26, 2022
7. Master association, 2022 Lease Application
8. Master association, Keewaydin Beach and Shuttle page
9. Master association, Keewaydin Booking, Cancellation and Slip Use Policies, revised December 16, 2025
10. Master association, Communications page (Hotwire bulk service)
11. Hotwire rate sheet for Windstar on Naples Bay, October 24, 2024
12. Master association, fishing-site map
13. Master association, President’s remarks, October 2023
14. Master association, Neighborhoods index
15. Admirals Watch page
16. Clipper Cove page
17. Marina Cove page
18. Morningstar page
19. Northstar page
20. Island at Southpointe page
21. Spinnaker Pointe page
22. Spyglass Pointe page
23. Yacht Harbour Cove page
24. Compass Point South Q and A, 2021
25. Compass Point South Structural Integrity Reserve Study, May 29, 2024
26. Somerset at Windstar Rules, April 8, 2013
27. Regatta Landing Amended and Restated Declaration of Condominium
28. Regatta Landing Rules and Regulations, September 5, 2025
29. Regatta Landing Dock Slip Certificate Assignment form
30. Windstar Club, Our Club
31. Windstar Club, Membership Types
32. Windstar Club, Real Estate page
33. Windstar Club, Bay Life
34. Windstar Club scorecard
35. Windstar Club, Dining
36. Windstar Club, Fitness Center
37. Windstar Club, Tennis
38. Windstar Club, Bocce
39. Windstar Club 2023 resident membership offer and fee pages
40. Club + Resort Business, “Windstar on Naples Bay approves $13M club renovation,” October 29, 2021
41. Sunbiz, Windstar Club, Incorporated, N00119
42. Sunbiz, Southpointe at Windstar Marina Association, Inc., N97000006209
43. Sunbiz, Regatta Landing Dock Slip Association, Inc., N17000010798

County, State and Federal Records

44. Florida DOR 2026 preliminary NAL roll, Collier County
45. Florida DOR-hosted 2025 Collier Taxing Authority Code Descriptions, October 3, 2025
46. Florida DOR 2025 non-ad valorem detail, Collier
47. DBPR condominium extract, Central West region
48. DBPR condominium inspections page
49. DBPR SIRS reporting page
50. Florida Statutes s. 718.112 (SIRS)
51. Florida Statutes s. 553.899 (milestone inspections)
52. Laws of Florida ch. 2025-175
53. Ordinance 88-82, Southpointe Yacht Club PUD
54. Ordinance 93-23, controlling Windstar PUD, May 11, 1993
55. BCC Agenda January 12, 2016, Item 16A29 (Regatta Landing dock)
56. Collier County PUD layer
57. Collier County Community Development Districts layer
58. Collier County Parcels layer
59. Collier County City Limits layer
60. Collier County milestone inspection map
61. Collier County Hurricane Evacuation Zone layer
62. Collier County Elevation Certificates layer
63. Collier County Parks layer
64. Collier County EMS Stations layer
65. Collier County CityView projects layer
66. Florida Statewide Cadastral
67. FEMA NFHL layer 28, Flood Hazard Zones
68. FEMA NFHL layer 3, FIRM Panels
69. FEMA NFHL layer 22, Political Jurisdictions
70. FEMA Preliminary NFHL, Collier preliminary issued March 20, 2025
71. OpenFEMA NFIP Policies
72. OpenFEMA NFIP Claims
73. FEMA Community Rating System
74. eCFR 44 CFR 59.1
75. Collier County elevation certificate, 2481 Breakwater Way
76. Collier County elevation certificate, 2542 Windward Ct
77. Collier County elevation certificate, 3292 Lookout Ln
78. Collier County elevation certificate, 4500 Lighthouse Ln
79. Collier County elevation certificate, 1769 York Island Dr
80. Collier County elevation certificate, 2213 to 2217 Paget Cir
81. Collier County elevation certificate, 4403 Yacht Harbor Dr
82. Collier County elevation certificate, 3660 Haldeman Creek Dr
83. NHC Tropical Cyclone Report, Hurricane Ian
84. NHC Tropical Cyclone Report, Hurricane Irma
85. NHC Tropical Cyclone Report, Hurricane Milton
86. USGS STN high water marks, Collier County
87. NOAA station 8725114, Naples Bay, North
88. NOAA U.S. Coast Pilot 5, Chapter 4
89. FDEP Clean Marina, Designated Marinas, South District
90. Florida Administrative Code 68C-22.023, Collier County manatee zones

Buyer Law, Representation and Closing Costs

91. NAR: What the NAR settlement means for home buyers and sellers
92. NAR: Settlement FAQs
93. NAR: Written buyer agreements 101
94. NAR: Summary of 2024 MLS changes
95. Florida Administrative Code Rule 69O-186.003, title insurance premium rates
96. Florida Department of Revenue, documentary stamp tax
97. Florida Department of Revenue, nonrecurring intangible tax
98. Collier Clerk of Courts, recordable documents
99. Collier County Tax Collector, property tax
100. Freddie Mac Primary Mortgage Market Survey
101. Southwest Florida MLS (Matrix), Windstar closed sales October 13, 2025 to October 13, 2026, pulled October 13, 2026 (market figures on this page; cited in words because the records sit behind a member login)

Schools, Healthcare, Getting Around and the Bayshore Corridor

102. FLDOE 2025-26 School Grades, as of September 1, 2026
103. Collier County Public Schools address lookup, 2488 Breakwater Way, 2026-27
104. Collier County Public Schools address lookup, 1620 Star Point Ln, 2026-27
105. Collier County Public Schools address lookup, 2153 Paget Cir, 2026-27
106. Collier County Public Schools, attendance boundaries
107. Collier County Public Schools, Parental Choice
108. NCH Emergency Department, Baker Hospital
109. NCH North Hospital
110. Physicians Regional Medical Center, Collier Boulevard
111. Physicians Regional, East Naples
112. OSRM public routing service, free-flow drive times run October 10, 2026
113. Bayshore CRA, 17-Acre ITN 26-8663
114. Bayshore CRA, Bayshore Boardwalk
115. BCC legal ad, Windward Landing RPUD, June 9, 2026
116. BCC legal ad, Davis Brookside MPUD
117. BCC legal ad, Mini-Triangle MPUD amendment, July 14, 2026
118. Royal Harbor neighborhood guide, McGreevy and Comisar, read October 10, 2026

Downloadable Documents

These are the official documents behind the Windstar on Naples Bay figures on this page, each linked to the association, club, county or state site that publishes it, so you can read the source yourself or hand it to your attorney, lender or insurance agent. Village documents not listed here come from that village’s association.