Windsong is a finished community of 104 Neal Communities paired villas on Solano Drive and Mistral Way in south Fort Myers, built 2018 to 2021. County sales, two flood maps, dues and rules from public records. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Windsong is a finished community of 104 paired villas built by Neal Communities from 2018 to 2021 on Solano Drive and Mistral Way, ZIP 33966, in unincorporated Lee County with a Fort Myers mailing address. It sits west of Interstate 75 beside the Six Mile Cypress Slough Preserve, and Lee County’s own neighborhood layer counts 104 single-family units on its 109 parcels.
McGreevy and Comisar are the team Windsong sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. If you are comparing agents, our guide to the best real estate agents in Fort Myers sets local agents side by side on the public record. For Windsong itself, Lee County recorded 13 qualified resales in the 12 months since October 2025, at a median of $370,000.
This page is about the Windsong in Fort Myers, and that Windsong is built, lived in and resold every month, not a future community. It is not the Windsong condominium at Bonita Beach in Bonita Springs; the county record section below shows how to tell the two apart.
McGreevy and Comisar are the best realtor for Windsong because value here turns on details most agents never separate: which of the two villa sizes you own, what the county recorded each sale at, what two different flood maps say about your exact lot, and what the association’s dues and rules say. We price from the record.
If you’re searching for the best realtor for Windsong in Fort Myers, whether you’re ready to sell your Windsong home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Our Domain Realty Group team also ranks as the #5 real estate team in Florida (RealTrends 2026).
Recent Windsong track record (Lee County recorded sales, 12 months since October 2025, DOR-qualified): 13 Windsong resales · $4,837,163 in recorded volume · $370,000 median · highest-priced sold: $445,000 · lowest: $332,000.
The volume is the sum of the 13 recorded prices (our arithmetic), and every figure is a community total across all brokerages, including sales the MLS never sees. In the last 12 months we tracked 13 Windsong recorded resales, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
Data updated: October 2026 (Lee County Property Appraiser public files, DOR-qualified recorded sales, index of October 7, 2026, our analysis).
For Windsong sellers: premium marketing, cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.
Honors and recognition:
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
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Selling your Windsong home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Fort Myers, or call Jesse direct at (239) 898-6072 (confidential conversations welcome). Our guide to home values in Fort Myers goes deeper on pricing, costs and disclosure.
Buying a home in Windsong? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Fort Myers covers offers, inspections, insurance and closing costs.
Windsong is a finished community of 104 paired villas in unincorporated Lee County where the flood map, the dues and the villa size decide value more than the street. These eight facts are the spine of the page, and each is expanded, dated and sourced below.
Data updated: October 2026 (Lee County Property Appraiser and GIS, FEMA, Southwest Florida MLS listing remarks).
104 villas, built 2018 to 2021. The Lee County roll shows 104 single-family lots under the legal description “WINDSONG LOT” plus 5 common tracts, with year built 2018 on 2 lots, 2019 on 48, 2020 on 24 and 2021 on 30 (parcel layer, queried October 28, 2026).
Two sizes. The roll shows 1,632 heated square feet on 52 villas and 1,842 on the other 52, the Tidewinds and Sandcastle plan classes in Neal’s plan names.
County sales, 12 months since October 2025. 13 qualified resales, $370,000 median, $332,000 to $445,000, all resales (Lee County Property Appraiser files, index of October 7, 2026).
Prices have come down from 2023. County yearly medians run $480,200 in 2023, $460,000 in 2024, $389,750 in 2025 and $366,081 in 2026 through September 4.
Two flood maps disagree. FEMA’s national layer returns Zone AH for 92 of 104 lots, AE for 7 and X for 5; Lee County’s copy of the effective map shows X on all 104, citing two FEMA map-change letters. Get the parcel’s own flood zone in writing.
Dues, listing-reported September 2026. $479 a month (shown elsewhere in the same listing as $1,438 a quarter), with cable, internet, irrigation water and grounds maintenance listed as included; confirm with the association.
Rules, listing-reported September 2026. A 180-day minimum lease and 2 pets; the recorded Declaration governs and we have not read it.
Inland and no age rule found. Lee County evacuation Zone C, about 0.9 mile from the Six Mile Cypress Slough Preserve, and no 55+ status in any record we read.
This table of contents lists every section of the Windsong page in the order it appears. Each link jumps to its section, so you can go straight to the Windsong market, the fees and rules, the flood zone, the Westhaven at Gateway comparison, schools or the seller section.
Where Is Windsong and How Do You Find It on the County Record?
Thinking of Selling Your Windsong Home? List With the #1 Team in Southwest Florida Since 2012
Living in Windsong means a British West Indies style paired villa on a small lot, a listing-reported community pool, spa and clubhouse nearby, grounds maintenance the listings say the association handles, and a county slough preserve with a boardwalk under a mile away. It is a low-maintenance, close-in way to live in south Fort Myers.
Windsong lies in the South Fort Myers planning community of unincorporated Lee County, ZIP 33966, west of Interstate 75. The Business Observer reported that Neal Communities bought the land south of Penzance Road and west of Interstate 75 and the Six Mile Cypress parkway, across from the Six Mile Cypress Slough Preserve. The county puts the preserve’s boundary 0.87 mile away in a straight line (Lee County GIS, read October 28, 2026).
Windsong’s 104 homes are paired villas, two homes sharing a wall, each on its own county parcel with a two-car garage and two bathrooms. The roll shows two heated sizes, 1,632 and 1,842 square feet, and the builder’s own plan names are Tidewinds and Sandcastle. Lots are small, a median of about 0.15 acre, and no home on the roll carries a private pool.
Southwest Florida MLS listing remarks read in September 2026 describe a community pool and spa, a clubhouse, a cabana and a dog park, with the association handling grounds and street maintenance. The Six Mile Cypress Slough Preserve, with a 1.2-mile accessible boardwalk, is the neighborhood’s front yard; Gulf Coast Medical Center is 1.78 miles away in a straight line. LeeTran Route 80 stops on Metro Parkway about a mile away, and Windsong has no internal bus stop.
Windsong is not in the city of Fort Myers; it is in unincorporated Lee County and pays no city property tax, according to listing remarks. It is not a golf community, has no documented boating access and is not a condominium, since each villa has its own county folio. No record we read makes it a 55+ community. For two other Fort Myers neighborhoods we cover in the same depth, see Paseo, a gated resort community of 1,146 homes, and The Plantation, a golf community of 1,834 homes.
Windsong’s 104 villas sit beside the Six Mile Cypress Slough Preserve in south Fort Myers, and the county recorded 13 resales in the last 12 months at a $370,000 median. Selling your Windsong home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Windsong? Call Marc at (239) 287-5873 or see how we represent buyers.
Windsong is the 104-villa community on Solano Drive and Mistral Way in ZIP 33966, and on the Lee County Property Appraiser roll every home carries a legal description beginning “WINDSONG LOT” followed by a lot number and the recorded instrument 2018000148213. Searching that exact text returns 104 lots and 5 common tracts, 109 parcels in all.
A typical legal reads “WINDSONG LOT 43 AS DESC IN INST 2018000148213.” The five common tracts read “WINDSONG TRACT B,” “TRACT P,” “TRACT R,” “REPLAT TRACT A-1” and “REPLAT TRACT L-1,” the last two described in instrument 2019000116029. Tract B holds the recreation area at 11770 and 11772 Solano Drive, 0.47 acre; Tract R is right of way of 2.80 acres; Replat Tract A-1 is 13.93 acres of conservation, buffer and water retention; and Replat Tract L-1 is a 4.86-acre lake. The association owns the tracts (Lee County parcel layer, queried October 28, 2026).
Solano Drive carries 87 of the 104 lots, with house numbers from 11616 to 11787. Mistral Way carries 16, numbered 7008 to 7035, and one lot sits on a short stub. Streets outside this list belong to other subdivisions: listings on Old Hickory Circle, Cypress Preserve Place or Devington Way, or in ZIP 33912, are neighbors, not Windsong.
Lee County’s neighborhood layer lists Windsong in unincorporated Lee County, and the county zoning layer shows RPD on every lot, with the Central Urban future land use category. The rezoning, case Z-16-024 “Blasingim Road RPD” (DCI2016-00011), was approved on January 25, 2017 to change 24.11 acres from AG-2 agriculture to a Residential Planned Development of up to 120 homes. The development order, DOS2017-00094, was filed as “Windsong fka Penzances Villas,” so Penzances Villas was the working name, and it was closed and finaled on February 3, 2022.
A Lee County administrative amendment, ADD2018-10017, was signed on August 27, 2018. It let the lake sit 25 feet instead of 50 feet from the Blasingim Road right of way, and the county found it “does not increase density or intensity.” Counting 104 homes on 24.11 acres gives 4.31 homes per gross acre (our arithmetic), under the 4.98 the rezoning allowed.
The county parcel layer also holds an unrelated “WINDSONG CONDO” in Bonita Springs, ZIP 34134, which is the Windsong condominium at Bonita Beach. The Florida Division of Corporations lists other Windsong entities, Windsong Owners’ Association, Windsong Place HOA and Windsong on the Loxahatchee POA, none connected to this community. Ours is WINDSONG NEIGHBORHOOD ASSOCIATION, INC., document number N18000003893. Check the legal description before you trust a listing’s community name.
Windsong has 104 homes on the 2026 Lee County roll, every one a single-family residential lot with a two-car garage and two bathrooms. The roll shows two heated sizes in almost equal numbers, 52 homes at 1,632 square feet and 52 at 1,842, and year built runs from 2018 to 2021, with the bulk finished in 2019 and 2021.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, queried October 28, 2026, our analysis).
Year built (roll) | Homes |
|---|---|
2018 | 2 |
2019 | 48 |
2020 | 24 |
2021 | 30 |
Total | 104 |
Roll bedrooms | Heated sq ft | Total sq ft under roof | Lots |
|---|---|---|---|
3 | 1,842 | 2,773 | 47 |
2 | 1,632 | 2,467 | 47 |
3 | 1,842 | 2,595 | 4 |
3 | 1,632 | 2,467 | 2 |
2 | 1,632 | 2,320 | 2 |
3 | 1,632 | 2,320 | 1 |
2 | 1,842 | 2,773 | 1 |
The roll’s bedroom field is not perfectly consistent with heated area on a few lots, so read it as a count of plan sizes: 1,632 heated square feet is the Tidewinds class, two bedrooms plus a den, and 1,842 is the Sandcastle class, three bedrooms plus a den. Roll bedrooms total 50 two-bedroom and 54 three-bedroom codes.
The median lot is about 0.15 acre, the footprint of a paired villa rather than an estate lot. Of the 104 lots, 80 carry a homestead exemption, 77 percent, a proxy for owner-occupied primary residences. On the owner mailing addresses, 90 are in Florida and 14 elsewhere, including Wisconsin, New York and Illinois. We report these as aggregates and record no owner names.
The Windsong market recorded 13 qualified resales in the 12 months since October 2025, with a $370,000 median and a range of $332,000 to $445,000, according to Lee County recorded sales. That median is well below the 2023 median of $480,200.
Data updated: October 2026 (Lee County Property Appraiser public files, DOR-qualified improved sales, index built October 7, 2026, newest recorded sale September 4, 2026, our analysis).
Southwest Florida MLS figures for Windsong: Information not available at time of publishing (checked 2026-11-01). The sales below are Lee County recorded, DOR-qualified sales, which include sales the MLS never sees.
Segment, 12 months since October 2025 | Sales | Median | Low | High |
|---|---|---|---|---|
All recorded sales | 13 | $370,000 | $332,000 | $445,000 |
Builder-direct (first sale of a new home) | 0 | n/a | n/a | n/a |
Resales | 13 | $370,000 | $332,000 | $445,000 |
We chose the 12-month window because it is the first window with 10 or more sales. With every home built by 2021 and the builder sold out, every sale today is a resale. The live county parcel layer, queried October 28, 2026, shows the same 13 qualified resales from November 2025 through September 4, 2026. We re-ran the count on November 1, 2026 against the county sale file then current (newest qualified Lee County sale in it: September 25, 2026) and it is unchanged: 13 resales, median $370,000.
Year | Qualified sales | Median | Low | High | Median per heated sq ft |
|---|---|---|---|---|---|
2019 | 29 | $318,729 | $291,084 | $363,780 | $185 |
2020 | 37 | $321,366 | $278,431 | $364,996 | $189 |
2021 | 43 | $386,580 | $300,712 | $504,269 | $220 |
2022 | 2 | $497,500 | $495,000 | $500,000 | $287 |
2023 | 9 | $480,200 | $445,000 | $530,000 | $276 |
2024 | 7 | $460,000 | $418,000 | $520,000 | $263 |
2025 | 14 | $389,750 | $332,000 | $445,000 | $230 |
2026 through September 4 | 6 | $366,081 | $350,000 | $405,000 | $220 |
Years 2019 to 2021 are mostly first-owner purchases from Neal, and the counts include some second sales. From 2022 on, they are resales. Only 2 qualified sales were recorded in all of 2022 and 9 in 2023, so we do not headline those two years. The story is the slope: the median per heated square foot rose from $185 in 2019 to a peak near $276 to $287 in 2022 and 2023, then eased to $220 in 2026.
Across the 13 sales in the last 12 months, the mean price per heated square foot was about $219 and the median was $220 (our arithmetic, price divided by roll heated area, mean of the per-sale ratios). The range ran from $203 for a 1,632 square foot villa at 11671 Solano Drive to $242 for a 1,842 square foot villa at 11771 Solano Drive.
Heated size, 12 months since October 2025 | Sales | Median | Low | High |
|---|---|---|---|---|
1,632 sq ft (Tidewinds class) | 9 | $359,000 | $332,000 | $380,000 |
1,842 sq ft (Sandcastle class) | 4 | $396,250 | $380,000 | $445,000 |
Four sales is a small sample, and the larger plan’s median of $396,250 is the mean of the middle pair (our arithmetic). The pattern is clear enough to price from: the 1,842 square foot villa commands about $37,000 more at the median, while the price per heated square foot is almost the same at about $219 for each size.
Date recorded | Address | Heated sq ft | Price | Per heated sq ft |
|---|---|---|---|---|
September 4, 2026 | 11636 Solano Dr | 1,632 | $350,000 | $214 |
August 26, 2026 | 11759 Solano Dr | 1,632 | $362,163 | $222 |
August 26, 2026 | 11655 Solano Dr | 1,632 | $359,000 | $220 |
April 30, 2026 | 7028 Mistral Way | 1,842 | $380,000 | $206 |
April 24, 2026 | 11676 Solano Dr | 1,632 | $370,000 | $227 |
February 17, 2026 | 11704 Solano Dr | 1,842 | $405,000 | $220 |
December 17, 2025 | 11719 Solano Dr | 1,632 | $380,000 | $233 |
December 17, 2025 | 11771 Solano Dr | 1,842 | $445,000 | $242 |
December 4, 2025 | 11755 Solano Dr | 1,842 | $387,500 | $210 |
November 21, 2025 | 7024 Mistral Way | 1,632 | $375,000 | $230 |
November 21, 2025 | 11727 Solano Dr | 1,632 | $359,000 | $220 |
November 10, 2025 | 11764 Solano Dr | 1,632 | $332,500 | $204 |
November 4, 2025 | 11671 Solano Dr | 1,632 | $332,000 | $203 |
Widening the window to 24 months since October 2024 gives 22 recorded sales at a $383,750 median, from $332,000 to $495,000. Widening it to 36 months since October 2023 gives 27 sales at a $405,000 median, from $332,000 to $520,000 (our arithmetic from the county’s recorded sales for those windows). Those 36-month figures are the ones we use to compare Windsong with Westhaven at Gateway below, so the windows match.
The county records the deed consideration, and a listing shows an asking or reported figure, so the two can differ. A listing last updated May 19, 2026 for 11655 Solano Drive showed $399,999, while the county recorded $359,000 for that address on August 26, 2026. We use the recorded figure. A sale the listing shows that is newer than the county extract is cited from the listing with its date: 11735 Solano Drive was listed July 22, 2026 at $335,000 and sold September 3, 2026 at $339,000, 1.19 percent over list, per the listing remarks. It is not in the 13 above, because the county file runs through September 4 and had not yet recorded it.
The county roll’s market value for the 104 homes has a median of $315,627, well below the $370,000 recorded-sale median. The roll is an appraiser’s estimate as of an earlier date, and the gap between the two is normal. Do not read a county value as a sale price.
We do not publish a live listing count on this page, because the MLS was not pulled for this edition. For the homes on the market today, text Jesse at (239) 898-6072 and we will send current Windsong listings and recent comparable sales.
Windsong’s homes are British West Indies style paired villas built by Neal Communities, all with a garage and two bathrooms. Two plans repeat: the Tidewinds at 1,632 heated square feet and the Sandcastle at 1,842, the two sizes the county roll shows across Windsong’s 104 lots, with a covered lanai on most.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, October 28, 2026; Neal Communities, October 22, 2018; Southwest Florida MLS listing remarks read September 2026).
Neal Communities, based in Lakewood Ranch, bought the 24-acre site and announced 104 paired villas. Its release dated September 12, 2018 said pre-construction sales would begin September 29, 2018, and its grand opening post of October 22, 2018 described the homes as “British West Indies-style paired villa homes,” open and selling. The Sandcastle was listed at $308,652 in that post.
Neal’s Sandcastle plan is 1,842 square feet with three bedrooms and a den, two baths and a two-car garage. A gourmet kitchen with a large prep island and pantry, an owner’s suite with a walk-in closet, dual sinks and a walk-in shower, a great room and a covered lanai were its 2018 selling points. The Tidewinds plan is 1,632 square feet with two bedrooms and a den, two baths and a two-car garage, as listing remarks on a 2019 villa describe it.
Listing remarks on resales mention plantation shutters, impact windows and doors, a whole-house generator, roll-down lanai screens, and a gas range and gas water heater. These are seller upgrades seen on some homes, not on all 104. Roof age, air conditioning age and window specifications are not on the county roll, so each home needs its own inspection and wind-mitigation report.
Roll bedroom code | Homes | Median county market value | Range | Median building value | Median land value |
|---|---|---|---|---|---|
2 | 50 | $299,468 | $287,811 to $346,040 | $231,511 | $65,206 |
3 | 54 | $318,776 | $300,434 to $350,873 | $246,934 | $68,638 |
Across all 104 homes the county shows a median market value of $315,627, a median assessed value of $301,945 and a median taxable value of $264,215. The gap between assessed and taxable is homestead exemption and the Save Our Homes cap. These are county roll values as served on October 28, 2026, which the layer does not label by tax year.
Windsong Neighborhood Association, Inc., a Florida not-for-profit corporation filed April 6, 2018, runs Windsong from a Temple Terrace management address. Southwest Florida MLS listing remarks from September 2026 report dues of $479 a month, with cable, internet, irrigation water and grounds maintenance listed as included. We have not read the recorded Declaration, so confirm every figure.
Data updated: October 2026 (Florida Division of Corporations record read October 28, 2026; Southwest Florida MLS listing remarks, listing-reported September 2026).
The Florida Division of Corporations lists WINDSONG NEIGHBORHOOD ASSOCIATION, INC., document number N18000003893, filed April 6, 2018, status active, with annual reports on file for 2019 through 2026. Its principal and mailing address is in care of Folio Association Management, 12906 Tampa Oaks Boulevard, Suite 100, Temple Terrace, Florida 33637, changed on May 7, 2026. That 2026 filing is the best public evidence of the current manager. The association owns the five common tracts on the county roll. Officers are volunteer owners and are on the public state page.
We found no separate master association. Listing remarks say the community “does not have any Community Development District (CDD) fees,” and a second listing says “No CDD fees.” The county tax-district description for all 109 parcels is South Trail Fire, with no CDD district code. A Community Development District would appear as a separate line on the Lee County tax bill, so ask for the parcel’s tax bill to confirm.
One listing for 11735 Solano Drive, listed July 22, 2026 and sold September 3, 2026, shows dues two ways: “$479/month” in one field and “$1,438” quarterly in another. Three times $479 is $1,437 (our arithmetic), so the two entries read as the same dues, about $5,750 a year. An earlier listing for 11643 Solano Drive, listed February 20, 2025, showed an HOA fee of $5,284 with no frequency stated; reading the two together suggests dues rose, but that is our inference, not a published fact. Ask the association for the current budget and the dues in writing.
The September 2026 listing lists cable TV, internet, irrigation water, grounds maintenance, legal and accounting, a manager, recreation facilities, a reserve, security, street lights and street maintenance. An April 2026 listing for 11676 Solano Drive says the HOA “includes maintenance-free landscaping, basic cable, and high-speed internet.” These are listing-reported, not the governing documents, and no carrier is named for the cable and internet. The same April listing says the association began exterior power washing, crack sealing and repainting on March 16, 2026.
No public source we read shows the association’s reserve balance, a special assessment, a Declaration amendment or the budget. The dues list names “security” and “reserve” but no insurance line, so whether the association carries building or master insurance is not confirmed. Request the association’s insurance summary, budget and reserve information before you write an offer. Florida’s homeowners’ association law, Chapter 720, gives members the right to inspect association records.
Windsong is in the South Trail Fire district, and Lee County Utilities provides water and sewer. Lee County’s solid waste district for the area charges an annual assessment, which the county’s adopted-rates page lists at $327.20 per single-family unit in Area 3; the page does not say whether paired villas pay that unit rate, so confirm on the tax bill.
Windsong buyers should know three rules reported in September 2026 listing remarks: a minimum lease of 180 days, pets allowed with a limit of 2, and an association that controls exterior work. We have not read the recorded Declaration, which governs every rule, so confirm each item in the disclosure package before you close.
Data updated: October 2026 (Southwest Florida MLS listing remarks, listing-reported September 2026).
The September 2026 listing states “Minimum lease of 180 days” and shows no other rental restriction in that field. A 180-day minimum rules out short-term rentals and weekly stays, and it means a rental needs a six-month tenant. Whether leases need association approval, how many times a year a home may be leased and any waiting period after purchase are not stated, so the Declaration governs. If you plan to rent, ask for the leasing rules in writing first.
The same listing shows “Pets allowed” with 2 as the number permitted. A February 2025 listing for 11643 Solano Drive calls the community pet friendly and notes a dog park within walking distance. Weight limits, breed rules and leash rules are not stated, so read the rules and regulations.
We found no public source for vehicle, parking, trash-container, sign or exterior-modification rules in Windsong. The Declaration and the association’s rules govern exterior changes, and we do not guess at them. Ask the association for the rules and regulations and any architectural guidelines.
Whether the board approves buyers, and whether a capital contribution or transfer fee applies at closing, is not stated in any public source we read. The Declaration answers both questions. A seller or buyer can order an estoppel certificate from the association, and Florida law caps the fee an association may charge for one.
Windsong is not a 55+ community in any record we read. No source describes an age restriction, and the Lee County neighborhood layer lists 104 single-family units. The surrounding census block group is 51.94 percent age 55 and older, which describes the area’s residents, not a Windsong rule, so confirm with the recorded Declaration.
Data updated: October 2026 (Lee County Population 55 and Over layer and neighborhood layer, queried October 28, 2026).
Lee County’s 55-and-over layer reports that Block Group 1 of Census Tract 12.02, where Windsong sits, has 1,137 of 2,189 residents age 55 and older, or 51.94 percent. That is a population statistic about the surrounding area. It is not a covenant, and it does not make Windsong an age-restricted community.
A Florida community is legally 55+ only if its recorded documents say so and it meets the federal and state housing-for-older-persons tests, including that at least 80 percent of occupied units have a resident aged 55 or older. We found no such documents or listing statements for Windsong, and none of the listings we read describe it as age-restricted. If age matters to you, ask for the Declaration page that governs occupancy.
Windsong’s amenities, as Southwest Florida MLS listing remarks describe them in 2025 and 2026, are a community pool and spa, a clubhouse, a community room, a cabana and a dog park, inside a community of 104 homes. The county roll confirms the clubhouse building on Solano Drive, 1,317 heated square feet, built in 2018.
Data updated: October 2026 (Lee County Property Appraiser parcel layer, October 28, 2026; Southwest Florida MLS listing remarks, 2025 and 2026).
A September 2026 listing says the community “has a community pool and spa, clubhouse, cabana, and dog park.” A February 2025 listing adds a community room, internet access, sidewalks, street lights and underground utilities, and remarks on “shady cabanas.” The association’s amenities are not published on an association website we could find, so hours and rules for the pool and clubhouse come from the association.
The clubhouse stands on Tract B at 11770 and 11772 Solano Drive, a 0.47-acre recreational-area parcel with a 1,317 square foot building built in 2018 and owned by the association. The community has a stormwater lake on Replat Tract L-1, 4.86 acres, and a conservation and water-retention tract of 13.93 acres. Lake-view villas exist, and one listing describes a “lake-view villa.” The lake is a drainage and view lake, and no source we read documents boating or fishing rights.
Windsong has no golf course and no club membership, and the roll shows no boat docks or seawalls on any of the 104 lots. Golf is nearby in other communities, with Cross Creek Country Club 1.09 miles away in a straight line, Hideaway Country Club 1.41 miles and Heritage Palms Golf and Country Club 1.92 miles; each club sets its own membership terms.
The Six Mile Cypress Slough Preserve is 0.87 mile away in a straight line, with a county parking lot at 7751 Penzance Boulevard 0.77 mile away. Lee County’s trail guide, last updated in 2021, describes a boardwalk of 1.2 miles at full length, open daily from dawn to dusk, free admission, parking at $1 an hour or $5 a day, and an Interpretive Center open Tuesday to Sunday from 10 a.m. to 4 p.m. Confirm current hours, since the guide predates Hurricane Ian reopenings. Other county parks include Brooks Park at 2.0 miles and Hunter Park at 2.78 miles.
Windsong does not have one flood zone on the maps: FEMA’s national flood layer returns Zone AH for 92 of the 104 lots, Zone AE for 7 and Zone X for 5, while Lee County’s copy of the effective map shows Zone X on all 104, citing two FEMA map-change letters. Get your parcel’s zone in writing before you buy.
Data updated: October 2026 (FEMA National Flood Hazard Layer and Lee County GIS flood layers, queried October 28, 2026).
On October 28, 2026 we sent all 104 Windsong lot coordinates to FEMA’s National Flood Hazard Layer. It returned Zone AH, a mapped special flood hazard area with no base flood elevation on the layer, for 92 lots; Zone AE for 7 lots; and Zone X, an area of minimal flood hazard, for 5 lots. Five addresses we checked one by one all returned Zone AH.
Address checked | FEMA national layer | Base flood elevation | FIRM panel | Panel effective | Lee County copy of the map |
|---|---|---|---|---|---|
7015 Mistral Way | AH, special flood hazard area | none on the layer | 12071C0429G | December 7, 2018 | X |
11744 Solano Dr | AH | none on the layer | 12071C0429G | December 7, 2018 | X |
11636 Solano Dr | AH | none on the layer | 12071C0429G | December 7, 2018 | X |
11724 Solano Dr | AH | none on the layer | 12071C0429G | December 7, 2018 | X |
11660 Solano Dr | AH | none on the layer | 12071C0429G | December 7, 2018 | X |
These five are checks, not a rule for the other 99 homes, because 12 of the 104 lots did not return AH.
Lee County’s GIS copy of the effective flood map, which includes recorded Letters of Map Change, returned Zone X, “area of minimal flood hazard,” with the floodway outside, for all 104 lots. The layer cites “LOMC 19-04-2802A” on 59 lots and “LOMC 19-04-2881A” on 45 lots. A Letter of Map Change is a FEMA document that revises the effective map for specific properties. We have not read either letter, so we cannot say which lots each covers or confirm the county’s reading, and we are not choosing one map over the other.
Do not rely on one number from a listing or from us. A 2026 listing for 11676 Solano Drive says “Flood Zone X,” which matches Lee County’s copy but not what FEMA’s national layer returns for most lots. Ask for three things on the exact parcel: the flood zone and any Letter of Map Amendment or Letter of Map Revision based on fill, from the county floodplain office; an elevation certificate; and a flood insurance quote either way. Lenders determine the zone that governs a mortgage, and in a mapped special flood hazard area a federally backed mortgage generally requires flood insurance. In Zone X it is generally optional but still available.
All the lots sit on FIRM panel 12071C0429G, effective December 7, 2018. FEMA’s proposed 2026 Lee County map update, according to the county, may affect only six panels in unincorporated Lee, numbers 0576, 0577, 0578, 0579, 0581 and 0583, and Windsong’s panel, 0429, is not among them. The county’s page expected the effective date in summer 2026 with uncertainty, so confirm the current panel for your address on the county’s flood tools.
Windsong is in Lee County evacuation Zone C, surge zone 3. The county’s Zone C sheet says that zone “will be evacuated later than Zone A or Zone B.” Unincorporated Lee County property owners automatically receive a 25 percent discount on flood insurance through the county’s participation in FEMA’s Community Rating System (NFIP community 125124), and on November 21, 2024 FEMA told the county it would keep that classification after a corrective action plan. We did not find the county’s class number on a primary page, so we do not state one.
All 104 Windsong homes were built before Hurricane Ian crossed Lee County on September 28, 2022, and we found no Windsong-specific damage report, association assessment or claim summary in any public source. Windsong lies inland in the Ten Mile Canal watershed, so surge heights published for Fort Myers Beach and the river do not describe it.
Data updated: October 2026 (National Hurricane Center reports, Weather Prediction Center summary, Lee County GIS layers, read October 28, 2026).
Ian made landfall at Cayo Costa on September 28, 2022 at an estimated 130 knots, with a second landfall near Punta Gorda. The National Hurricane Center report puts peak surge at 10 to 15 feet at Fort Myers Beach and 5 to 8 feet up the Caloosahatchee River in Fort Myers, where the downtown tide gauge read 7.26 feet above mean higher high water. It counts at least 52,514 structures impacted in Lee County, 5,369 destroyed and 14,245 with major damage. Those are coastal and river numbers. Windsong is about 7 road miles from downtown Fort Myers and 14.7 road miles from Fort Myers Beach.
The Lee County damage-assessment layers returned zero points within 0.6 mile of the community. That is weak evidence, and it may reflect how the layers were filled in, so we do not claim Windsong had no damage. No source we read puts surge water into the Windsong area. The Six Mile Cypress Slough next door is described by Lee County as storing floodwater, which is a feature of the neighborhood’s setting. Ask any seller for their own storm history and insurance claims.
Lee County’s rainfall layers near Windsong show modest totals for the 2024 storms. For Helene in September 2024, Page Field recorded 3.1 inches, the Ten Mile Canal gauge 1.76 inches and Southwest Florida International Airport 1.67 inches. For Milton in October 2024, which made landfall at Siesta Key, the National Hurricane Center report lists 2.54 inches at Fort Myers Page Field and 1.33 inches at the airport. We use only the county’s rainfall layer for Helene, since we did not verify its surge from the report.
Lee County first ordered Zone A and parts of Zone B out, then on Tuesday, September 27, 2022 expanded to all of Zone B and parts of Zone C, naming the Zone C portions in North Cape Coral and in North Fort Myers west of Interstate 75. The sources we read do not say that Zone C in south Fort Myers, where Windsong sits, was ordered out for Ian, and we do not claim either way. The nearest county evacuation routes are Daniels Parkway at 2.5 miles and Six Mile Cypress Parkway at 3.4 miles, and the nearest county resilience hub is at 3750 Colonial Boulevard, 2.0 miles away.
Insurance for a Windsong home has three parts: homeowners coverage priced on the roof, openings and construction year, flood coverage priced on the parcel’s zone and elevation, and the association’s own coverage, which we have not been able to confirm. Florida’s wind-mitigation inspection form can lower the premium, and we publish no premium figures because none are public.
Data updated: October 2026 (Florida Statutes section 627.711, Lee County flood pages, Southwest Florida MLS listing remarks).
Florida Statutes section 627.711 directs the state to maintain a uniform mitigation verification inspection form that insurers must accept as valid when it is signed by an authorized inspector, among them a licensed home inspector with hurricane mitigation training, a licensed contractor, an engineer or an architect. The statute text we read does not state how long a form stays valid, so we do not either. Windsong’s homes were built in 2018 to 2021, and some resale listings report impact windows and doors, a whole-house generator and roll-down lanai screens. Roof deck attachment, opening protection and the roof shape must come from each home’s own wind-mitigation report.
Because the two official maps disagree, ask your insurance agent for a flood quote on the parcel’s own zone and elevation certificate, and ask for a quote under both readings if you have not yet got the county’s answer. Unincorporated Lee County property owners receive a 25 percent discount on flood premiums under the county’s Community Rating System participation, and a lender’s determination decides whether a policy is required.
Windsong is a paired villa, two homes sharing a wall, with the association handling exterior painting, power washing and grounds, as listing remarks describe. The dues list names a reserve but no insurance line, so whether the association carries a master or building policy, and where the owner’s responsibility begins, is not confirmed. Ask the management company for the association’s insurance summary and the declarations page before you make an offer, and ask your agent whether your policy form is a standard homeowners policy or a unit-owner form.
Citizens Property Insurance and carrier availability for a given address, and any premium figure, were not part of what we could research from public sources, so we state no numbers.
Lee County’s school choice plan places Windsong in elementary proximity zone J, middle school zone EE and high school South sub-zone 1, according to the county’s GIS school layers, so families rank the schools in those zones rather than being assigned a single campus. We print no school grades because the district’s own tools should confirm your address first.
Data updated: October 2026 (School District of Lee County Student Enrollment Plan 2026-2027; Lee County GIS school layers, queried October 28, 2026).
The School District of Lee County’s 2026 to 2027 enrollment plan lists the schools in each zone. Elementary proximity zone J includes Colonial, Gateway, Ray V. Pottorf and Treeline elementary schools. Middle school zone EE lists Fort Myers Middle and P. L. Dunbar Middle. High school South sub-zone 1 lists Cypress Lake High, Dunbar High, Fort Myers High and South Fort Myers High. A listing for a Windsong villa shows nearby schools at 2.0 to 6.4 miles.
Families rank schools in their zone, and the district uses a lottery with preferences for students with disabilities, siblings and students living within two miles of a school. The plan says families who need bus transportation are always guaranteed an available seat at a school with capacity in their proximity zone, and students within two miles of a school do not get district transportation. High school uses a three-zone residential choice system with magnet programs, including Cambridge at Cypress Lake and South Fort Myers and the International Baccalaureate program at Dunbar and Fort Myers High. Registration opens the first Monday in November; the Student Enrollment Office is at 2855 Colonial Boulevard, Fort Myers 33966.
Villas Elementary School, a public school, is 1.86 miles away in a straight line, but it is not among the four elementary schools in Windsong’s zone J, whose campuses are 2.8 to 6.4 miles away. De Lasalle Academy, a private school, is 1.32 miles away, Evangelical Christian School 1.57 miles and Innovation Preparatory Academy of South Fort Myers, a charter school, 1.84 miles. Use the district’s school-zones page and address lookup, and the state’s school-grade tools, to confirm your own address and each school’s current report card.
From Windsong, Southwest Florida International Airport is about 18 minutes by car, downtown Fort Myers about 16, Edison Mall about 12 and Gulf Coast Medical Center about 7, on free-flow roads without traffic. Fort Myers Beach and the Sanibel causeway toll plaza are each about 28 minutes away, so Windsong is close in, not on the coast.
Data updated: October 2026 (OSRM routing on OpenStreetMap roads, computed October 28, 2026).
Destination | Road miles | Minutes, free-flow |
|---|---|---|
Gulf Coast Medical Center | 2.3 | about 7 |
Lakes Regional Park | 4.0 | about 8 |
Edison Mall | 4.9 | about 12 |
Bell Tower Shops | 6.8 | about 13 |
Downtown Fort Myers (Edwards Dr and First St) | 7.2 | about 16 |
JetBlue Park at Fenway South | 8.7 | about 17 |
Southwest Florida International Airport | 9.1 | about 18 |
Fort Myers Beach (Times Square) | 14.7 | about 28 |
Miromar Outlets, Estero | 14.6 | about 22 |
Sanibel Causeway toll plaza, Punta Rassa | 15.8 | about 28 |
We computed these on October 28, 2026 with the public OSRM router on the OpenStreetMap road network, car profile, no live traffic, from the centroid of the 104 lots to approximate destination points. Treat every time as “about” and “without traffic”; season, tolls and construction add time. We dropped one figure, the Interstate 75 and Daniels Parkway interchange, because the router chose a longer street route than the county’s 2.5-mile straight-line distance to Daniels Parkway implies.
By straight line, the Six Mile Cypress Slough Preserve is 0.87 mile away, Gulf Coast Medical Center 1.78 miles, Page Field 2.26 miles and Southwest Florida International Airport 5.8 miles. Page Field is a general-aviation airport, so flight paths may be audible. We did not read the county’s airport noise-zone layer for this address, so check it if noise matters to you.
LeeTran Route 80 has stops on Metro Parkway at Crystal Drive, Topaz Court and Los Rios Road, about 0.9 to 1.0 mile away, and Route 50 to the airport passes at about 2.1 miles. The nearest bus shelter is 1.52 miles away. Windsong has no internal bus stop, and the wheelchair-boarding field for the Metro Parkway stops reads unknown.
The county’s nearest fire stations by straight line are Fort Myers Station 17 at 1.44 miles, South Trail Station 62 at 1.94 miles and Station 61 at 2.01 miles, and Windsong’s response zone is South Trail Fire Station 63, 2.89 miles away. Lee County Sheriff’s Office has jurisdiction; its headquarters is 3.04 miles away. Medic 1 is 2.0 miles away.
Around Windsong, Lee County’s layers show a Daniels Parkway widening and a Three Oaks Parkway extension in design, and commercial and industrial projects within 1.5 miles, with no new residential subdivision. The Windsong site itself is fully platted and built out, so no builder inventory remains and no new homes will compete with resales.
Data updated: October 2026 (Lee County Traffic Mitigation and Development Activity layers, queried October 28, 2026).
Lee County’s project layer lists, within 3 miles, a widening of Daniels Parkway from 6 lanes to 8 between Apaloosa Lane and Danport Boulevard, status Design; a median modification at Six Mile Cypress Parkway and Plantation Road, status Design; and the Three Oaks Parkway Extension North, a new four-lane arterial connecting Alico Road north to Daniels Parkway, status Design, with a planned start in 2024 and a planned end in 2030. Status can change, so check the project pages before you rely on a date.
The county’s development-activity layer lists completed projects including an Aldi, PopStroke Mini Golf, Florida Cancer Specialists and a Holiday Inn Express; Gulf Landings Logistics Center, a mixed-use project, under construction; and Treeline Assemblage Commerce Park and RSW Park and Jetport-Interstate Commerce Park in permitting. No new residential subdivision appears in that list. Nearby commercial planned developments, all approved between 1986 and 2009, include Penzance Center, Daniels Metro Center, Metro Business Park, Westwood Plaza, University Commons and One University Center.
Windsong sold out in 2021 and its development order was closed and finaled in 2022, so it has no remaining builder lots. Road widening can bring construction and, later, easier access; commercial growth nearby adds shops and services and some traffic. We do not predict value effects from either.
Windsong and Westhaven at Gateway are both finished Lee County communities of newer attached homes, but Windsong offers 104 paired villas of 1,632 to 1,842 square feet with one association, while Westhaven at Gateway offers 76 Lennar townhomes of about 1,940 square feet inside Gateway’s master association and special district, at a lower price.
Data updated: October 2026 (Lee County recorded sales, Lee County GIS, FEMA, Windsong listing remarks, and the recorded Westhaven at Gateway Declaration, read October 28, 2026).
Yardstick | Windsong | Westhaven at Gateway |
|---|---|---|
Homes | 104 paired villas | 76 townhomes |
Builder and years built | Neal Communities, 2018 to 2021 | Lennar Homes, 2019 to 2020 |
Heated size on the roll | 1,632 and 1,842 sq ft | 1,934 to 1,942 sq ft, 3 bedrooms, 2.5 baths |
Recorded sale median, 36 months since October 2023 | $405,000 on 27 sales, $332,000 to $520,000 | $286,000 on 18 sales, $227,000 to $349,000 |
Median per heated sq ft, 2025 and 2026 | $230 and $220 | $124 and $126 |
Fee structure | One association, no CDD per listings; $479 a month, listing-reported September 2026 | Neighborhood HOA, Gateway Greens master association and the Gateway Services CDD; HOA dollar amount not published |
Special district charge | None reported | FY2027 Gateway single family rate $1,296.61 per unit |
Gate | Listing-reported; the county layer says not gated | Gated per the district’s layer and the master association |
Leasing | 180-day minimum, listing-reported September 2026 | 30-day minimum, up to 3 leases in 12 months, no short-term rentals (Declaration section 12.3) |
Pets | 2, listing-reported September 2026 | Up to 3 cats or dogs, certain breeds barred (Declaration section 12.14) |
Building insurance | Association arrangement not confirmed | Association insures the buildings as if a condominium, owner buys an HO-6 policy (Declaration Article 10) |
Flood map at tested points | Mixed: FEMA returns AH, AE and X; Lee County copy shows X | Zone X at six tested addresses, panel 12071C0445F effective August 28, 2008 |
Evacuation zone | C | D |
Golf | None | The Club at Gateway is nearby; membership is separate and not required |
Both communities are on the Lee County roll with county recorded sales, so we compared the same 36 months. Windsong’s 27 sales since October 2023 are our arithmetic from the recorded sales; Westhaven’s 18 are the county sales tool’s own window, since the 12 and 24-month windows held fewer than 10 sales. Westhaven’s builder-direct sales ended in January 2021, so all of its recorded sales are resales, as are Windsong’s. Westhaven’s per square foot figures are county yearly medians for 2025 and 2026 through August 19.
Westhaven’s homeowners association is Westhaven at Gateway Homeowners Association, Inc. (document N18000009447), and every owner is also a member of the Gateway Greens master association and pays the Gateway Services Community Development District. The district’s adopted fiscal year 2027 budget, approved August 20, 2026, sets the Gateway single family rate at $1,296.61 per unit, which arrives on the Lee County tax bill. The district also provides water, irrigation and stormwater, billed separately. Westhaven’s HOA dues are not published on any public source we found, so compare total monthly cost from the budget, not from the sale price.
Choose Windsong if you want a newer villa with a lanai and garage under a single association, no Community Development District reported in listings, a smaller community of 104 homes and a location beside the Six Mile Cypress Slough Preserve. It also suits a buyer who wants a 180-day rental option. Accept that its price per square foot is higher, its flood answer needs parcel-level work and its rules rest on listing remarks until you read the Declaration.
Choose Westhaven at Gateway if price is the priority, you want a townhome with 3 bedrooms and 2.5 baths inside a master community with staffed gates, a recorded Declaration you can read online today, and you accept the master association and special-district costs. Its recorded sales run well under Windsong’s per square foot, and the building is insured by the association as a condominium would be.
Windsong has 104 homes, against 76 at Westhaven at Gateway, 1,146 at Paseo and 1,834 at The Plantation. Its $370,000 median is close to Paseo’s $365,000, above Westhaven’s $286,000 and well under The Plantation’s $562,500, but each figure covers a different window, so read the window beside it.
Data updated: October 2026 (Lee County recorded sales and roll; Southwest Florida MLS as published on the Paseo page, July 2026; Lee County GIS, October 2026).
Yardstick | Windsong | |||
|---|---|---|---|---|
Homes | 104 | 76 | 1,146 | 1,834 |
Home type | Paired villas | Townhomes | Condominiums and single-family homes | Single-family homes and condominiums |
Built | 2018 to 2021 | 2019 to 2020 | 2006 to 2017 | See its page |
Jurisdiction | Unincorporated Lee County | Unincorporated Lee County | City of Fort Myers | City of Fort Myers |
Sale median and window | $370,000, 13 recorded sales, 12 months since October 2025 | $286,000, 18 recorded sales, 36 months since October 2023 | $365,000, 69 MLS sales, trailing 12 months to July 2026 | $562,500, 108 recorded sales, 12 months to September 25, 2026 |
Gate | Listing-reported | Gated | Gated | Gated |
Association structure | One association | Neighborhood HOA, master association and CDD | Associations and the Paseo Community Development District | Two associations, Somerset and Bridgetown, and the Arborwood CDD |
The windows differ because each community sells at a different pace. Windsong and Westhaven are Lee County recorded sales; Paseo’s figure is a Southwest Florida MLS number published on our Paseo page, so it is not a like-for-like county number; and The Plantation’s is a Lee County count. Use the table to see scale and structure, then ask us for a same-window comparison before you decide. Paseo is a gated, all-ages resort community built by Stock Construction between 2006 and 2017 around a Village Center, and The Plantation is a gated golf community in two halves, Somerset and Bridgetown.
Windsong suits a buyer who wants a newer, low-maintenance villa at a price under $450,000 beside a county preserve, and who will do the flood, insurance and association homework before closing. This is the honest list McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, give buyers before they write an offer.
Data updated: October 2026 (Lee County recorded sales and GIS, Southwest Florida MLS listing remarks).
Newer construction, built 2018 to 2021, with two repeating plans of 1,632 and 1,842 heated square feet.
Grounds, cable, internet and irrigation water listed as included in the dues (listing-reported September 2026).
A community pool, spa, clubhouse and dog park on site.
Prices of $332,000 to $445,000 in the last 12 months, below the 2023 median of $480,200.
The Six Mile Cypress Slough Preserve under a mile away; Gulf Coast Medical Center 7 minutes.
No private pools to insure or maintain, and a built-out community with no new inventory competing.
Inland, evacuation Zone C, with no 55+ restriction found.
Two flood maps disagree, so every buyer needs the parcel’s zone, any Letter of Map Change and an elevation certificate.
Dues of about $5,750 a year, listing-reported, and the Declaration has not been read.
Gate status is listing-reported only; the county layer says the community is not gated.
A 180-day minimum lease and a 2-pet limit, listing-reported, may not suit every buyer.
Prices have fallen from the 2023 peak, so buying at the wrong price risks a loss in a soft market.
Association insurance arrangements are not confirmed.
Nearby road projects are in design and their timing is not set.
Selling a Windsong home well means pricing it on the villa’s size and the county’s recorded sales, putting the flood paperwork, wind-mitigation report and association papers in a buyer’s hands before the buyer asks, and reaching buyers who want a newer villa in south Fort Myers. McGreevy and Comisar build every Windsong listing around those steps.
If you’re searching for a Windsong listing agent, or thinking, “I need someone to sell my Windsong home…”, you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Windsong villas against the Lee County recorded sales, split by 1,632 and 1,842 square feet, and they walk the flood map, the dues and the rules through with a buyer before the buyer has to ask. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008, and that record stands behind every Windsong listing.
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
Data updated: October 2026 (Lee County Property Appraiser public files, DOR-qualified recorded sales, index of October 7, 2026, our analysis).
In the 12 months since October 2025, 13 Windsong villas were recorded at $4,837,163 in total, a $370,000 median and $332,000 to $445,000, about $219 per heated square foot (our arithmetic). The 1,842 square foot villas sold at a $396,250 median on 4 sales and the 1,632 square foot villas at $359,000 on 9. In the last 12 months we tracked 13 Windsong recorded resales, about one a month, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.
A Windsong buyer asks four things before writing: the dues and what they cover, the flood zone for this exact home, the insurance picture, and the rental and pet rules. Because two official flood maps disagree, the seller who hands over the elevation certificate and any Letter of Map Change shortens the deal. A seller who also has a recent wind-mitigation report, the association’s budget and an estoppel certificate request ready answers the other three. Florida also requires flood disclosures at or before contract under section 689.302.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100, and the owner’s title policy; the contract controls. On a $370,000 sale, the documentary stamps are $2,590 (our arithmetic). Add the association’s estoppel certificate fee, which Florida caps, a settlement fee, prorated taxes and dues, and a negotiable commission.
Start with our free home valuation, and we will follow up with a number built on the county’s recorded sales and adjusted for plan size, condition, street and lake view. Our Fort Myers home valuation page explains how we price across the city.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. For the full process, read our guide to selling a home in Fort Myers.
The six questions Windsong sellers ask us first, answered from the record.
Size drives it: in the last 12 months, 1,632 square foot villas sold from $332,000 to $380,000 and 1,842 square foot villas from $380,000 to $445,000.
The county recorded 13 resales in the 12 months since October 2025 and 14 in calendar 2025.
We did not pull days on market for this edition; at about one recorded sale a month, call us for the current pace and active competition.
The flood disclosure, the association’s governing documents and an estoppel certificate, plus an elevation certificate and wind-mitigation report if you have them.
Yes: the 180-day minimum lease, listing-reported, rules out short-term rental buyers.
Yes, under Florida Statutes section 689.302, and a buyer will ask for the parcel’s flood zone either way.
McGreevy and Comisar are the Southwest Florida team Windsong owners call when a villa has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and know Fort Myers neighborhoods street by street.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team.
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
Meet Jesse McGreevy, who leads the team’s listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation. Selling a Windsong villa? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Windsong? Call Marc at (239) 287-5873, or read about buying a home in Fort Myers.
Jesse McGreevy and Marc Comisar are top-reviewed Windsong realtors on Google, and the five-star reviews on the team’s Google Business Profile describe what a Windsong seller or buyer needs most: honest pricing, steady communication and a team that sells.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Verified Google review
★★★★★ “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
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 lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Windsong buyers ask where it is, who built it, what the dues are, whether it floods, whether they can rent or bring pets, and what villas cost. Each answer below draws on a county record, a state or federal source, a dated listing remark or our own analysis, and where a fact is not published we say so.
Data updated: October 2026 (Lee County Property Appraiser and GIS, FEMA, Southwest Florida MLS listing remarks, queried or read October 28, 2026).
Windsong is in south Fort Myers, ZIP 33966, west of Interstate 75, on Solano Drive and Mistral Way. It lies in unincorporated Lee County and sits about 0.87 mile from the Six Mile Cypress Slough Preserve.
Neal Communities of Lakewood Ranch built Windsong. Neal’s grand opening post was dated October 22, 2018, and the county development order, filed as “Windsong fka Penzances Villas,” was closed and finaled on February 3, 2022.
Windsong has 104 homes, all single-family residential paired villas, plus 5 common tracts, 109 parcels in all on the Lee County roll. Lee County’s neighborhood layer also counts 104 residential units and no multifamily units.
Windsong was built from 2018 to 2021. The roll shows 2 homes built in 2018, 48 in 2019, 24 in 2020 and 30 in 2021, and the county’s development order closed in February 2022.
Neal’s two plans are the Tidewinds, 1,632 heated square feet with two bedrooms and a den, and the Sandcastle, 1,842 square feet with three bedrooms and a den. Both have two baths and a two-car garage.
The county roll shows 1,632 heated square feet on 52 homes and 1,842 on the other 52. Total area under roof, including the garage and lanai, runs 2,320 to 2,773 square feet.
Yes. Windsong homes are paired villas, two homes sharing one wall, and the county counts 105 buildings for the community. Each villa has its own parcel, so you buy a villa on its own lot, not a condominium unit.
No home on the county roll shows a private pool; the pool field is empty on all 104 lots. The community pool and spa are shared amenities, listing-reported.
Windsong’s streets are Solano Drive, with house numbers 11616 to 11787, and Mistral Way, 7008 to 7035. Listings on other streets nearby, in ZIP 33912, belong to other subdivisions.
Windsong’s ZIP code is 33966 for all 104 lots, with a Fort Myers mailing address in unincorporated Lee County.
Windsong is in unincorporated Lee County. Lee County’s neighborhood layer lists the jurisdiction as unincorporated, and listing remarks say the community pays no city taxes.
A listing for 11735 Solano Drive, sold September 3, 2026, reports $479 a month, shown elsewhere as $1,438 quarterly. These are listing-reported figures, so ask the association for the current budget in writing.
Listing-reported September 2026, the dues include cable TV, internet, irrigation water, grounds maintenance, legal and accounting, a manager, recreation facilities, a reserve, security, street lights and street maintenance. The recorded Declaration governs what is actually covered.
Listing remarks say the community has no Community Development District fees. The county tax-district description for all 109 parcels is South Trail Fire with no CDD code, so confirm on the parcel’s tax bill.
Listing-reported September 2026, yes: the dues list cable TV and internet, and an April 2026 listing says basic cable and high-speed internet. No carrier is named, so ask the association which services and speeds apply.
An April 2026 listing says the association began exterior power washing, crack sealing and repainting on March 16, 2026. Which exterior items the association owns permanently is a Declaration question, so ask for the maintenance responsibility chart.
Listing remarks call it a gated community of 104 homes, but Lee County’s neighborhood layer flags it as not gated. We call it gated only as listing-reported, and recommend you visit the entrance and ask the association.
Listing remarks report a community pool and spa, a clubhouse, a cabana and a dog park, and the county roll shows a 1,317 square foot clubhouse on Solano Drive built in 2018. Hours and rules come from the association.
Yes, with a minimum lease of 180 days, listing-reported September 2026. No other rental restriction appears in the listing field, but the recorded Declaration governs approval, frequency and waiting periods.
The minimum lease is 180 days, listing-reported September 2026. That excludes weekly and monthly rentals.
Yes. A September 2026 listing shows pets allowed with 2 permitted, and a 2025 listing calls the community pet friendly with a dog park. Size, breed and leash rules are in the association’s rules.
No age restriction appears in any record we read, and no listing describes Windsong as 55+. Lee County’s census block group is 51.94 percent age 55 and older, which describes the surrounding area only.
It depends on the map and the lot. FEMA’s national layer returns AH for 92 of 104 lots, AE for 7 and X for 5, while Lee County’s copy of the effective map shows X on all 104, citing letters 19-04-2802A and 19-04-2881A. Get the parcel’s zone and an elevation certificate.
If a lender treats the lot as a special flood hazard area, a federally backed mortgage generally requires it. In Zone X it is generally optional but available, so ask your agent for a quote on your parcel either way.
We found no Windsong-specific Ian damage or flooding report in any public source, and the county damage layers returned no points within 0.6 mile. That is weak evidence, so ask the seller and the association about their experience.
Windsong is in Lee County evacuation Zone C, surge zone 3. Zone C is evacuated later than Zones A and B, and you can confirm your zone on the county’s address lookup before each season.
Windsong is in elementary proximity zone J, middle school zone EE and high school South sub-zone 1, per Lee County GIS. The district’s plan lists the schools in each zone, and families rank them.
By road it is 9.1 miles, about 18 minutes without traffic; in a straight line it is 5.8 miles. Page Field, a general-aviation airport, is 2.26 miles away in a straight line.
By road it is 14.7 miles, about 28 minutes without traffic. The Sanibel causeway toll plaza is 15.8 miles, about 28 minutes.
In the 12 months since October 2025 the county recorded 13 resales at a $370,000 median, from $332,000 to $445,000. Calendar 2025 had 14 sales at a $389,750 median.
County yearly medians were $386,580 in 2021, $480,200 in 2023, $460,000 in 2024, $389,750 in 2025 and $366,081 in 2026 through September 4. Prices rose into 2023 and have eased since.
The county recorded 13 qualified resales from November 4, 2025 to September 4, 2026. A September 3, 2026 listing sale is not yet in that county file.
Florida Power and Light, per Lee County’s electric territory layer. Lee County Utilities provides water and sewer.
Waste Pro, with standard collection on Thursday, per the county’s solid waste layers. The county’s Area 3 solid waste assessment is $327.20 per single-family unit, and the county page does not say whether paired villas pay that rate.
Yes. The preserve’s boundary is 0.87 mile away and its county parking lot at 7751 Penzance Boulevard is 0.77 mile away, both in a straight line. The preserve has a 1.2-mile boardwalk.
They are unrelated. The Fort Myers Windsong is 104 paired villas in ZIP 33966, while the Windsong condominium at Bonita Beach is a condominium in Bonita Springs, ZIP 34134, with its own association.
The 2026 state filing shows Folio Association Management of Temple Terrace as the address of record for Windsong Neighborhood Association, Inc. Confirm the current manager with the association.
We found no public premium figures and do not guess. Your cost depends on the roof, openings, year built and any wind-mitigation credits, plus flood and the association’s coverage; get quotes before you offer.
Yes. Florida’s uniform mitigation form, under section 627.711, documents roof shape, deck attachment and opening protection, and insurers must accept a valid one. Order it during inspection.
Ask the seller for the elevation certificate, and ask the county floodplain office whether it has one on file. If none exists, a licensed surveyor or engineer can prepare one.
Gulf Coast Medical Center, a Lee Health Level II trauma center, is 1.78 miles away in a straight line and about 7 minutes by road. Lee Health Fort Myers is 2.7 miles and HCA Florida West Fort Myers Emergency 4.05 miles.
Cross Creek Country Club is 1.09 miles away in a straight line, then Hideaway Country Club at 1.41 miles and Heritage Palms Golf and Country Club at 1.92 miles. Each club sets its own membership terms.
LeeTran Route 80 stops on Metro Parkway about 0.9 to 1.0 mile away and Route 50 to the airport passes about 2.1 miles away. Windsong itself has no bus stop.
The county lists a widening of Daniels Parkway from 6 lanes to 8 between Apaloosa Lane and Danport Boulevard in design status. Its timing and effect on Windsong are not set, so we do not predict either.
Sandcastle-class villas of 1,842 square feet sold at a $396,250 median on 4 sales in the 12 months since October 2025, from $380,000 to $445,000. Condition, lake view and street move the number, so ask us for a comparison.
It is a good fit for a buyer who wants a newer, low-maintenance villa near the slough and who will confirm the flood zone, insurance and association papers. Read the pros and cons above and weigh them against your plans.
Windsong sellers ask what their villa is worth, how many sell, how long it takes, what they must give a buyer, how the flood maps and rental rules affect the buyer pool, and what selling costs. Each answer below draws on the county record, a statute or our own analysis, and where a number is not available we say so.
Data updated: October 2026 (Lee County Property Appraiser recorded sales and roll, queried October 28, 2026, our analysis).
Size, plan and condition drive it. In the 12 months since October 2025, 1,632 square foot villas sold from $332,000 to $380,000 and 1,842 square foot villas from $380,000 to $445,000, at a $370,000 median overall.
The county recorded 14 qualified Windsong sales in calendar 2025, at a $389,750 median, and 13 in the 12 months since October 2025.
The 12-month median is $370,000, recorded by Lee County. The 24-month median is $383,750 on 22 sales and the 36-month median is $405,000 on 27 sales, which shows the slope of the market.
Yes, from the 2023 median of $480,200 to $460,000 in 2024, $389,750 in 2025 and $366,081 in 2026 through September 4. The 2026 sales run from $350,000 to $405,000. We do not forecast the next move.
The reasons cited for softer Florida prices vary and we did not research them for this page. Windsong’s own recorded record shows softening since 2023, and its median price per heated square foot fell from $276 in 2023 to $220 in 2026.
We do not have a Windsong seasonal series, because only 6 to 14 sales are recorded a year. List when your paperwork is ready: the flood documents, the wind-mitigation report and the association’s papers matter more than the month.
We did not pull days on market for this edition. At roughly one recorded sale a month, a correctly priced villa meets a steady but small buyer pool, so call us for the current pace.
That depends on your plans and your equity, not on a forecast. The recorded median is down about 23 percent from 2023, so if you bought in 2023 at a peak, ask us for a net sheet before you decide.
Yes in dollars, not in price per square foot. In the last 12 months the 1,842 square foot villas had a $396,250 median and the 1,632 square foot villas $359,000, but both averaged about $219 per heated square foot.
Lake-view villas exist and buyers like water views, but the county data cannot separate a lake premium from condition and size on 13 sales. We compare each lake-view villa with specific sales rather than quote a percentage.
Price it against recorded sales of the same plan in the last 12 months, then adjust for condition, upgrades and flood paperwork. A listing figure is not a sale: 11655 Solano Drive showed $399,999 in May 2026 and the county recorded $359,000 that August.
Provide the association’s governing documents and a current estoppel certificate, the flood disclosure required by section 689.302, any elevation certificate and Letter of Map Change, and a wind-mitigation report. Your contract and the association packet control the rest.
Florida requires a seller to disclose known facts that materially affect value and are not readily observable, and to give the flood disclosure required by section 689.302 at or before contract. Ask us for the current forms.
Yes. Section 689.302 requires a flood disclosure, and a buyer will ask for the parcel’s zone. Because FEMA’s national layer and Lee County’s copy of the map disagree for Windsong, we advise handing over the elevation certificate.
The seller customarily pays documentary stamps on the deed at $0.70 per $100, which is $2,590 on a $370,000 sale (our arithmetic), the owner’s title policy, the settlement fee, prorated taxes and dues, the estoppel fee and any commission. The contract controls.
Commission is negotiable and set by contract between you and your broker; no law fixes a rate. We explain our fee and what it buys before you sign anything.
Florida has no state income tax, so there is no state capital gains tax on a home sale. Federal tax may apply, and IRS Publication 523 explains the exclusion for a primary residence you owned and used for two of the last five years.
A Florida homestead sold as your primary residence may qualify for the federal exclusion, up to $250,000 of gain for a single owner and $500,000 for a married couple filing jointly, if the ownership and use tests are met. Ask your tax adviser.
It can affect your buyer’s insurance cost and lender requirements, so it affects who can buy and at what monthly cost. A buyer who sees an elevation certificate and a county answer closes faster than one who sees a conflict.
You are not required to have one, but it is the document buyers and flood insurance agents ask for first. If your home has one, give it to us before listing.
Yes. A signed mitigation form under section 627.711 can lower a buyer’s premium, and it shows roof, deck and opening protection. If you added impact windows, a generator or roll-down screens, document them.
Yes. Furniture can be sold with the home by separate bill of sale or included in the contract. Price the furnishings separately from the real estate, since the county records the deed consideration.
Yes, but a buyer will still inspect, ask about the roof and air conditioning, and ask for the flood and insurance papers. An as-is sale is a contract term, not an exemption from disclosure.
It narrows the investor pool because short-term rentals are not allowed, but it does not stop six-month and annual leases. The 180-day minimum is listing-reported September 2026, and the Declaration governs.
We have not read the Declaration, so we cannot say. The Declaration answers it, and your estoppel certificate request will confirm whether any approval, transfer fee or capital contribution applies.
An estoppel certificate is the association’s statement of what is owed on your unit and whether there are violations. Florida caps the fee the association may charge; the sale contract decides who pays.
Ask the association or its manager of record, Folio Association Management in Temple Terrace, per the 2026 state filing. Listings in September 2026 showed $479 a month, about $5,750 a year.
We found none in public sources, but members would be told by the association. If one is pending, disclose it, since it will affect price and the buyer’s lender.
Yes. On the county roll, 14 of the 104 owners use an out-of-state mailing address. We can handle showings, documents and a remote closing.
The county records the deed consideration on qualified sales, while online estimates model prices from limited data. On 13 sales a year, one unusual sale moves an estimate, so we price from specific comparable sales.
County market value, a median of $315,627 for Windsong, is an appraiser’s estimate as of an earlier date for tax purposes. The recorded-sale median is $370,000. They measure different things.
Lee County lists the widening in design status, with no construction date we could confirm. We do not expect it to change your price, but we will tell you what is under construction when you list.
We do not give investment advice. The record shows prices up to 2023 and down since, steady turnover of about one sale a month and a 180-day rental floor, which suits seasonal and annual tenants.
An investor can buy and lease with a minimum of 180 days, listing-reported. The Declaration governs leasing approval, so your investor buyer should read it first.
We price from recorded sales, prepare the flood, wind and association papers, market with professional photography, video and drone, qualify buyers and negotiate. We explain every step before you sign.
It depends on the community. At Windsong, villas recorded from $332,000 to $445,000 in the last 12 months at a $370,000 median, while the benchmark table above shows Westhaven at Gateway at $286,000 over 36 months and The Plantation at $562,500 over 12.
Your lender decides what you qualify for, and the monthly cost adds dues of about $5,750 a year (listing-reported), homeowners and flood insurance and property tax to the mortgage. We do not quote rates; ask us for a monthly estimate on a specific Windsong address.
We did not research cost of living for this page. What we can show is price: Windsong’s $370,000 recorded median sits below The Plantation’s $562,500 and above Westhaven at Gateway’s $286,000, on different windows.
You price the home from recorded sales, gather the flood, wind and association papers, list it with strong marketing, accept a contract, and close at a title company after inspection, financing and appraisal. We run each step and explain it before you sign.
Price it against recorded sales of the same plan in the last 12 months, then adjust for condition, upgrades and flood paperwork. For Windsong, 1,632 square foot villas recorded $332,000 to $380,000 and 1,842 square foot villas $380,000 to $445,000.
Florida has no statutory resale disclosure form, but a seller must disclose known facts that materially affect value and are not readily observable, and the flood disclosure under section 689.302 is a statutory duty. Exceptions are narrow, so ask us or your attorney before you skip one.
Florida sets no statewide waiting period, but your mortgage, closing costs and the federal two-year ownership test in IRS Publication 523 affect the numbers, and a Windsong association may have its own rules. Check the Declaration before you list.
Know your plan size, because 1,842 square foot villas sell for more in dollars. Have the elevation certificate, any Letter of Map Change and a wind-mitigation report ready, expect questions on the 180-day lease minimum and dues, and price from recorded sales, not listing prices.
Call Jesse direct at (239) 898-6072 or start with a free valuation; we will price it on the record.
These are the original Windsong documents and records we read, each linked at the office that issues it: the state corporation record, the county zoning case file, the flood layers, the preserve trail guide, the school plan, the storm report and the neighboring Westhaven Declaration.
# | Document | Issuer | What it shows |
|---|---|---|---|
1 | Florida Division of Corporations | The association’s filing, status, manager address and annual reports | |
2 | Lee County Community Development | The 2018 lake-setback amendment, the master concept plan and county staff comments | |
3 | FEMA | The national flood zone at a Windsong address | |
4 | Lee County Parks and Recreation | Boardwalk, hours, fees and wildlife | |
5 | School District of Lee County | School choice zones, lottery and transportation rules | |
6 | National Hurricane Center | The 2022 landfall, surge and damage record | |
7 | Gateway Greens Community Association | The rival community’s rules, insurance and assessments |
Every source below was read or queried for this Windsong page on October 28, 2026, unless its own date is shown. They are county records, federal and state data, issuer documents and government pages; our sales analysis and comparison tables are our own work from those records. Listing remarks quoted as listing-reported are dated in the text and not linked.
Public tax roll, parcel data file, Lee County Property Appraiser, pulled October 2026
Public tax roll, 2026 sales data file, Lee County Property Appraiser, pulled October 2026
Neighborhoods and Areas layer, Windsong record, Lee County GIS, read October 28, 2026
Zoning Cases layer, Z-16-024 Blasingim Road RPD, Lee County GIS, read October 28, 2026
Planned Developments layer, Blasingim Road RPD, Lee County GIS, read October 28, 2026
Zoning layer, RPD at Windsong, Lee County GIS, read October 28, 2026
Future Land Use layer, Central Urban category, Lee County GIS, read October 28, 2026
Planning Communities layer, South Fort Myers, Lee County GIS, read October 28, 2026
Subdivisions and Condominiums layer, Windsong plat record, Lee County GIS, read October 28, 2026
Zoning case ADD2018-10017 page, Lee County Community Development, read October 28, 2026
Resolution Z-16-024 viewer, Lee County Community Development, read October 28, 2026
Grand opening round-up, Windsong (October 22, 2018), Neal Communities, October 22, 2018
Fire Districts layer, South Trail Fire, Lee County GIS, read October 28, 2026
Fire Station Response Zones layer, station 63, Lee County GIS, read October 28, 2026
SubWatersheds layer, Ten Mile Canal (North), Lee County GIS, read October 28, 2026
Water Franchise layer, Lee County Utilities, Lee County GIS, read October 28, 2026
Wastewater Service Area layer, Lee County Utilities, Lee County GIS, read October 28, 2026
Electric Territories layer, Florida Power and Light, Lee County GIS, read October 28, 2026
Solid Waste Districts layer, Area 3, Lee County GIS, read October 28, 2026
Garbage layer, Waste Pro, Thursday collection, Lee County GIS, read October 28, 2026
Adopted solid waste rates, Area 3, Lee County Solid Waste, read October 28, 2026
Law Enforcement Station Locations layer, Lee County GIS, read October 28, 2026
Fire Station Locations layer, Lee County GIS, read October 28, 2026
Hospital Locations layer, Lee County GIS, read October 28, 2026
EMS Station Locations layer, Lee County GIS, read October 28, 2026
Gulf Coast Medical Center, Lee Health, read October 28, 2026
Resilience Hubs 2025 layer, Lee County GIS, read October 28, 2026
Evacuation Routes layer, Lee County GIS, read October 28, 2026
Preserve Locations layer, Six Mile Cypress Slough Preserve, Lee County GIS, read October 28, 2026
Public Parking Lots layer, 7751 Penzance Boulevard, Lee County GIS, read October 28, 2026
Golf Course Locations layer, Lee County GIS, read October 28, 2026
BusRoutes Stops layer, LeeTran Routes 80 and 50, Lee County GIS, read October 28, 2026
Bus Stop Shelter Locations layer, Lee County GIS, read October 28, 2026
School Locations layer, Lee County GIS, read October 28, 2026
School Proximity Zones layer, elementary zone J, Lee County GIS, read October 28, 2026
School Proximity Zones layer, middle school zone EE, Lee County GIS, read October 28, 2026
School Proximity Zones layer, high school South sub-zone 1, Lee County GIS, read October 28, 2026
Student Enrollment Plan 2026-2027 (PDF), School District of Lee County, read October 28, 2026
School enrollment zones page, School District of Lee County, read October 28, 2026
Three Oaks Parkway Extension project site, Lee County, read October 28, 2026
FEMA National Flood Hazard Layer, FIRM panel query (layer 3), FEMA, read October 28, 2026
FIRM Panels layer, 12071C0429G, Lee County GIS, read October 28, 2026
Flood zones and maps, FEMA FloodSmart, read October 28, 2026
FEMA map changes 2026, Lee County Development Services, read October 28, 2026
Evacuation Zones layer, Zone C and surge zone 3, Lee County GIS, read October 28, 2026
Zone C evacuation sheet (PDF), Lee County Emergency Management, read October 28, 2026
Know your zone, Lee County Emergency Management, read October 28, 2026
Evacuation orders update, September 27, 2022, City of Bonita Springs, September 27, 2022
Hurricane Ian Tropical Cyclone Report (PDF), National Hurricane Center, NOAA, read October 28, 2026
Hurricane Ian preliminary rainfall summary, Weather Prediction Center, NOAA, read October 28, 2026
Initial Damage Assessments layer (Hurricane Ian), Lee County GIS, read October 28, 2026
Helene Rainfall Observations layer, Lee County GIS, read October 28, 2026
Milton Rainfall Observations layer, Lee County GIS, read October 28, 2026
Westhaven rules and regulations (PDF), Gateway Greens Community Association, read October 28, 2026
The Club at Gateway, Gateway Greens Community Association, read October 28, 2026
Utilities, Gateway Services Community Development District, read October 28, 2026
Zone D evacuation sheet (PDF), Lee County Emergency Management, read October 28, 2026
Paseo page, trailing 12 months MLS figures pulled July 2026, McGreevy and Comisar, July 2026
Florida Statutes Chapter 720, homeowners’ associations, Florida Legislature, 2025 edition
Florida Statutes 720.303, association records and budgets, Florida Legislature, 2025 edition
Florida Statutes 720.401, disclosure summary, Florida Legislature, 2025 edition
Florida Statutes 760.29, housing for older persons, Florida Legislature, 2025 edition
Florida Statutes 689.302, seller flood disclosure, Florida Legislature, 2025 edition
Florida Statutes 201.02, documentary stamp tax, Florida Legislature, 2025 edition
IRS Publication 523, Selling Your Home, Internal Revenue Service, current edition
County sales data from the Lee County Property Appraiser, pulled October 2026. McGreevy and Comisar, Best Realtor for Windsong. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
