Bay Colony - Windsor

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Windsor is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the Gulf-front tower at 8477 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association calls the final high rise built directly on the Gulf of Mexico in Bay Colony. It is not Windsor at Kings Lake, a separate condominium association named for the Kings Lake neighborhood of Naples, and it is not any of the other Florida condominiums named Windsor that a corporate search turns up.

McGreevy and Comisar are the team Windsor owners call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Windsor has 31 condominium parcels on the 2026 county roll and 31 units in its recorded Declaration, it was built in 1998, and it had 5 Southwest Florida MLS closings in the last 24 months at a median of $10,000,000, none of them in the last 12 months.

This page goes deeper on Windsor than any other source we know of. It is built from the association’s recorded 2001 Amended and Restated Declaration, Articles and Bylaws and the instruments recorded around them, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Windsor’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

If you own at Windsor and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the level-by-level, rule-by-rule and fee-by-fee detail below will tell you whether Windsor fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Windsor at Bay Colony

McGreevy and Comisar are the best realtor for Windsor at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Windsor read built from the building’s own recorded documents, the county’s milestone file and five years of MLS closings.

If you’re searching for the best realtor for Windsor at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Windsor 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.

That matters at Windsor for a specific reason. The building has only 31 residences, so a single sale moves every number: the five MLS closings in the last 24 months ran from $9,014,000 to $15,500,000, a spread of $6,486,000 inside one tower, and residences of the same 6,085 square feet closed at $10,000,000, $12,500,000 and $15,500,000 within about three months of each other in 2025. Windsor also has a Declaration that requires Board approval of every sale and prohibits owners from leasing, and a milestone record that Collier County lists as complete with the next inspection due in 2035. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Windsor track record (last 12 months): In the last 12 months Windsor has seen 0 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), and one residence was on the market at the pull. No median is printed for an empty window, so the first window with closings is 24 months: 5 closings at a median sold price of $10,000,000, a small sample. The highest-priced Windsor sale in that window was $15,500,000, and the median sale-to-list ratio was 80.0 percent on the three sales that were marketed through the MLS. In the last 12 months we tracked Windsor’s MLS record alongside the county’s recorded-sales file and found the two files agree on the five 2025 sales: the same count, median, low and high. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Windsor transactions.

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
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Windsor home? Get a free home valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Windsor? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

What Is It Like to Live at Windsor at Bay Colony?

Living at Windsor at Bay Colony means a Gulf-front high-rise of 31 residences, seven of them penthouses, where the elevators open directly into the residence, two assigned garage spaces come with each standard residence, and the Bay Colony Beach Club sits next door behind the Bay Colony gates and inside the Pelican Bay Foundation.

The building is at 8477 Bay Colony Dr, behind the Bay Colony gatehouse. The Bay Colony Community Association’s page for the building says construction began in 1997 and owners began moving in during early 1998, that the elevators serving each condominium open directly into the unit, that a separate freight elevator serves each floor, and that the amenities include an exercise room with a massage room, saunas, a social room and library with a catering kitchen, a board meeting room, a spa, a pool and a barbecue gazebo. Collier County’s address file agrees with the shape: one building and 31 residence address points at the same coordinate.

Windsor’s Address: 8477 Bay Colony Dr

Windsor’s street address is 8477 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal and mailing address of The Windsor at Bay Colony Condominium Association, Inc. Searches for “8477 Bay Colony Dr” and for “Windsor Bay Colony” land on this building. The recorded Declaration gives the same street address, and describes the building as adjacent to The Biltmore at Bay Colony on the south.

A Residence Day at Windsor

A typical Windsor day starts with the elevator, which the association says opens into the residence itself, and with a garage that the Declaration assigns by residence: two enclosed spaces for each standard residence and a three-car garage for each penthouse. The Declaration also names a resident manager and a security desk, and gives the building a pool deck with a direct path to the beach by way of a dune walkover. Moving and contractor work happen on weekdays between 8 a.m. and 4 p.m. under the Declaration, which leaves evenings and weekends free of moving trucks and construction crews.

Who Windsor Suits

Windsor suits a buyer who wants a Gulf-front address in a 31-residence building rather than a 75-residence tower, with residences that the county roll sizes from 6,085 to 8,850 square feet of heated area, and a Declaration that is recorded and readable in full. It suits owners who occupy the residence themselves, because the Declaration prohibits leasing, and it suits buyers who have read the approval, guest and renovation rules below and accept them.

Who Should Look at Another Tower

Windsor is not the right fit for a buyer who plans to lease the residence, who wants more than one dog or a dog over 15 inches at the shoulder, who wants to post a “For Sale” sign in a window, or who needs a closing in under 30 days, because every sale needs prior written Board approval. Buyers who want a smaller price point or a preserve view should compare Marquesa at Bay Colony, the roster’s 39-residence preserve-view high-rise built in 1994.

Selling at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Windsor at Bay Colony Market Snapshot: What the Condos Actually Sell For

Windsor at Bay Colony closed 5 sales in the last 24 months in the Southwest Florida MLS at a $10,000,000 median, from $9,014,000 to $15,500,000, with $56,914,000 in total volume. None closed in the last 12 months, and one residence was listed at $10,250,000 on October 7, 2026.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Windsor is a thin market by construction: 31 parcels on the county roll, and in a typical year no more than a handful change hands. No window reaches 10 closings, so we list every sale, name the window and the number of sales beside every figure, label each sample small, and use the county’s recorded-sales file as the long view. Two of the 24-month sales were entered into the MLS after closing and were not marketed through it; they count in every figure except days on market and sale-to-list, which rest on the three marketed sales.

The Last 24 Months, Five Closings

In the 24 months to October 7, 2026, the Southwest Florida MLS counts 5 Windsor closings at a median of $10,000,000 (n=5, a small sample). The low was $9,014,000, the high was $15,500,000 and the total volume was $56,914,000. The median price per square foot was $1,643 (n=5), the median days on market was 62 (n=3, marketed sales only) and the median sale-to-list ratio was 80.0 percent (n=3). In aggregate, the three marketed sales brought $28,914,000 against $36,245,000 in final list prices, or 79.8 percent. The 36-month window holds the same five sales, because the next older closing, in August 2023, falls just outside it.

The Last 12 Months, No Closings

The 12 months to October 7, 2026 hold no Windsor closings. The last closing was in July 2025, which is 455 days, about 15 months, before the pull. Because no sale closed, there is no 12-month median, price per square foot, days on market or sale-to-list figure to print, and we do not print a stand-in. The empty window is a fact about a 31-residence building, and it does not by itself say what a residence would bring today.

The Last 60 Months, Six Closings

Over 60 months the MLS lists 6 closings, a small sample, at a median of $11,250,000: with an even count the median is the mean of the middle pair, $10,000,000 and $12,500,000. The range runs from $9,014,000 to $19,500,000, volume is $76,414,000, the median price per square foot is $1,849 (n=6, the mean of the middle pair $1,643 and $2,054), the median days on market is 67 (n=4, the mean of the middle pair 62 and 72) and the median sale-to-list ratio is 81.2 percent (n=4). The sixth sale is the August 2023 closing at $19,500,000, the highest price in the file, on a larger residence of 8,550 square feet.

Every Windsor Closing in the Last 60 Months

The table lists each MLS closing, newest first, with the street only. Final list is the last asking price before the sale, and a sale entered after closing has no list history in the MLS.

What the Same Size Sold For

The 6,085 square foot residence is the common size in the file, and its three 2025 sales span $5,500,000: $10,000,000 in July (marketed, $1,643 per square foot), $12,500,000 in May ($2,054) and $15,500,000 in April ($2,547), the last two entered after closing. The 6,155 square foot residences sold for $9,014,000 ($1,465 per square foot) and $9,900,000 ($1,608), both marketed. Price per square foot across the 2025 sales runs from $1,465 to $2,547, so the building median is a poor guide to one residence: floor, view, condition and whether the sale was marketed all move the price.

The Spring 2025 Cluster

Five of the six sales in five years closed between April 14 and July 9, 2025, a span of 86 days, and four of them closed within 24 days of each other, between April 14 and May 8. Before that cluster the previous closing was August 15, 2023, 608 days earlier, and nothing has closed since July 9, 2025. A buyer or seller reading the 24-month median is reading one spring.

Closings by Calendar Year, MLS

The MLS pull, which starts in October 2021, shows no Windsor closing in 2021 or 2022 after the start of the window, one in 2023, none in 2024, five in 2025 and none in 2026 through October 7. The county’s file of qualified sales records two 2021 sales, at $8,600,000 and $9,000,000, that fall outside or before the MLS window.

For Sale Now: One Listing

On October 7, 2026 the MLS shows one Windsor listing, active at $10,250,000: a 6,085 square foot residence with four bedrooms and a den and four full baths plus one half, after 264 days on market. That is $1,684 per square foot, $250,000 (2.5 percent) above the 24-month median sold price and $350,000 (3.5 percent) above the median of the three marketed sales, $9,900,000. The most recent marketed sale of the same size closed at $10,000,000 after a final list price of $12,495,000. Months of supply cannot be computed from a window with no closings.

County Recorded Sales Since 1998

The Collier County Property Appraiser’s file of qualified, improved sales of $100,000 and up, through June 30, 2026, records 68 Windsor sales from 1998 through 2025. The median moves from $3,150,000 in 1998, the year the building opened, to $10,000,000 in 2025, a rise of about 3.2 times.

The 35 sales in 1998 are more than the building’s 31 residences, so some residences changed hands twice in the opening year. The 33 sales from 1999 through 2025 average about 1.2 a year, and ten of those 27 years, 2000, 2001, 2009, 2011, 2015, 2017, 2020, 2022, 2023 and 2024, have no recorded sale at all. The county records the deed consideration and the MLS records the reported closing price, so we never average them or compare their price per square foot; for the five 2025 sales the two files agree. The county’s qualified-sales file does not list the August 2023 MLS closing at $19,500,000, and we do not know why.

Our Read on the Windsor Market

Windsor is a market where the individual residence sets the price. A residence that is well presented and priced against the marketed sales has closed in 39 to 80 days; the three marketed 2025 sales closed at 77 to 82 percent of final list, which says the asking prices ran well above what buyers paid. The two highest 2025 prices were sales that never went on the MLS. A seller should expect a buyer to compare a Windsor residence with perhaps two or three recent sales and with the one residence now listed, and should price to the marketed record.

Selling at Windsor? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

How Did Windsor at Bay Colony Come to Be?

Windsor at Bay Colony was developed by WCI Communities as the last Gulf-front high-rise in Bay Colony. Construction began in 1997, the original Declaration of Condominium was recorded on March 6, 1998, owners began moving in during early 1998, and the members restated the Declaration, Articles and Bylaws in April 2001.

The recorded chain below comes from the Collier County Clerk’s official-records index, which we searched under the association’s name on October 7, 2026 and read from the recorded images. It is the chain a title company will walk, and it explains why the rules in force today are not the rules in the 1998 original.

The Recorded Chain, 1998 to 2001

The Declaration of Condominium was recorded March 6, 1998 (Official Records Book 2395, Page 2513, 110 pages) with WCI Communities as developer. An amendment recorded April 1, 1998 (Official Records Book 2404, Page 1253, 11 pages) added the as-built plot plan and the surveyor’s certificate, and a one-page plat sheet followed with the condominium exhibits in Condominium Book 4. Members approved a Certificate of Amendment recorded April 7, 2000 (Official Records Book 2660, Page 2317) by 67 percent of the voting interests, and the Amended and Restated Declaration, Articles and Bylaws, approved by 67 percent at a March 9, 2001 meeting, was recorded April 9, 2001 (Official Records Book 2804, Page 99, 59 pages).

The 2000 Amendment and the 2001 Restatement

The 2000 amendment rewrote the Declaration’s leasing and transfer section, replacing a regime that allowed leases of 30 days or more, up to three times a year, with a flat prohibition on owners leasing their units, and restated the approval process for sales and gifts. The 2001 restatement carried those rules forward as Sections 16 and 17, deleted the original rules exhibit, and is the latest Declaration we found recorded under the association’s name. The documents control, and a buyer should read the 2001 text, not the 1998 original.

The Build Sequence Along Bay Colony Drive

Windsor was the sixth of the six Gulf-front towers to be recorded, after Contessa, Carlysle, Brighton, The Remington and The Biltmore by the roster’s year-built figures, and it was followed only by the preserve-view towers Toscana, Salerno and Trieste. The Declaration places The Biltmore at Bay Colony adjacent on the south and shares drainage, building-maintenance and ground-level easements with it, and places the Bay Colony Beach Club’s parking parcels on the north.

The Name Trap

A Florida corporate search for “Windsor at” lists several unrelated Florida condominium associations, including an active Windsor at Kings Lake Condominium Association, named for the Kings Lake neighborhood of Naples, a separate Windsor at Hunters Run and others elsewhere in Florida. This page covers only The Windsor at Bay Colony, the Gulf-front tower at 8477 Bay Colony Dr, whose association is The Windsor at Bay Colony Condominium Association, Inc., Florida document N96000001663, a not-for-profit corporation filed March 26, 1996 and active, with annual reports filed in 2024, 2025 and January 2026.

What the Year Built Means for Milestone Dates

The county’s January 2026 milestone list carries a certificate of occupancy date of February 27, 1998. That date, not the 1998 recording date or the 1997 construction start, is the one the milestone rules count from, and the Milestone section below does the arithmetic.

The Windsor Homes: Levels, Stacks and Sizes

Windsor’s 31 residences are 24 standard residences on levels 2 through 14 and seven penthouses numbered for levels 15 through 21. The Declaration notes there is no level 13, the penthouse level is 21, and the county roll sizes the residences from 6,085 to 8,850 square feet of heated area, median 6,155.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The Declaration’s Section 6.1 says “The Condominium contains thirty-one (31) units,” and its percentage exhibit lists exactly 31 residences by type. The common description of Windsor as a 21 story building follows the top level number, and the Declaration’s own numbering is more precise, as the sections below show.

Six Recorded Shares of the Common Elements

The Declaration’s percentage exhibit assigns each residence a share of the common elements, the common surplus and the common expenses, set by square footage. There are six share values:

The combined shares sum to 100.0000 percent (2.9845 plus 2.9401 plus 32.9197 plus 32.4302 plus 4.0103 plus 24.7152), and the residence counts sum to 31 (1 plus 1 plus 11 plus 11 plus 1 plus 6).

What the Shares Mean for a Buyer

Under Section 10.2 each owner pays the common expenses in proportion to the owner’s share, so a penthouse at 4.1192 percent carries about 1.38 times the common expense share of a residence in the first stack at 2.9927 percent (4.1192 divided by 2.9927). The shares are fixed in the recorded exhibit and are not a function of price. They are the starting point for reading the budget in the resale package, and they are not an assessment amount.

The Seven Penthouses

The Bay Colony Community Association says seven of the 31 units are penthouses; the Declaration numbers them for levels 15 through 21 and refers to “penthouse level 21 rooftop amenities.” Each penthouse has an assigned three-car enclosed garage in the penthouse garage, limited to penthouse owners and occupants (Section 12.7), and the cost of the penthouse garages is shared equally among the penthouse owners (Section 11.1). The association’s page gives a penthouse size of about 10,110 square feet; the county roll’s largest heated area is 8,850 square feet, so the two figures measure different things, and we use the roll and the MLS.

Levels: Why There Is No Level 13

The percentage exhibit carries a note: “There is no level 13.” The standard residences sit on levels 2 through 14, two on level 2 and two on each of the eleven levels from 3 through 14 that carry a number, which is 2 plus 22, or 24. The seven penthouses make 31. The levels therefore run to 21 with 13 skipped, which leaves 20 numbered levels from 1 through 21, and the association’s “21 story” description follows the top level label. We have not seen the as-built floor count and do not call the building 21 full stories.

The Elevators That Open Into the Residence

The association says the elevators serving each condominium open directly into the unit, and that a separate freight elevator serves each floor. The Declaration separately sets rules for contractors and movers, who must use the lower parking garage on the south side of the building and the service elevators and may not use the designated passenger elevators. Buyers who care about a private elevator landing should confirm it for the specific residence on a showing.

Sizes From the MLS and the County Roll

The county roll lists 31 condominium parcels built in 1998 with heated area from 6,085 to 8,850 square feet and a median of 6,155. The MLS closings show the same pattern: 6,085 and 6,155 square foot residences in 2025 and one 8,550 square foot residence in 2023. The association’s published figures, about 6,900 square feet for a standard residence and about 10,110 for a penthouse, are larger than the roll’s heated areas, and we do not know the basis for them. Buyers should ask for the conveyed square footage of the specific residence.

Parking, Storage and Cabanas

Garage parking is assigned. Each standard residence has two assigned enclosed spaces in the lower garage, no owner or occupant may park more than two vehicles in the garage unless more spaces are assigned, and the maximum vehicle height at the contractor entrance is 6 feet 10 inches (Sections 12.7 and 14.4). Windsor also has storage lockers, and the Declaration assigns cabanas to residences: cabana expenses, other than interior decorating and furnishings, are shared by the owners of the cabanas in proportion to the number of cabanas each residence holds (Section 11.1).

Who Maintains What

Under Section 11.1 the association maintains the common elements, including the exterior building walls, painting, waterproofing and caulking, stairways, balcony and patio railings, parking spaces, and the wiring and pipes up to each unit’s breaker panel and shut-off valve. Under Section 11.2 the owner maintains the unit’s windows, glass, screens and related hardware, the entrance door and interior doors, the electrical, plumbing and mechanical lines serving only the unit, appliances, water heaters, the air conditioning and heating equipment and ducts, carpeting and other floor coverings, and the day-to-day care of balconies and the penthouse level 21 rooftop areas. The association is responsible for the exterior walls and the concrete slabs.

Floors, Flooring and Sound

Section 11.2 requires wall-to-wall carpeting over high-quality padding on every floor above the ground floor, except in kitchens, bathrooms and laundry rooms. An owner who wants a hard surface such as marble, slate, ceramic tile or parquet must install a sound-absorbent underlayment equivalent to at least one-fourth inch of cork, with perimeter sound isolation installed to the Declaration’s detailed procedure in Section 15. A buyer planning to replace carpet with stone or wood should price the underlayment and ask the manager what approval is required before the offer.

Windows, Glass and Window Coverings

Windows and glass are owner items, but the Declaration controls their look. Replacement glass must match the shaded or tinted type used in the building, which protects nesting sea turtles under Florida Department of Environmental Protection rules (Section 12.11(F)), and window coverings visible from outside must be white or off-white or lined in those colors (Section 11.2). Under Section 11.11 the Board adopts the one hurricane shutter standard allowed in the building, the developer installed shutters on every balcony, and the non-balcony windows are architect-approved laminated glass built to the same wind-load and debris-impact standards, so shutters may not be added to those windows and replacement glass must be laminated architectural glass equal to or better than the original.

Ready to Talk About Windsor at Bay Colony in Pelican Bay? Start With the Facts

Windsor owners get a Windsor answer, not a Naples average: 31 residences, 5 MLS closings in 24 months at a $10,000,000 median, and a Declaration with a 30-day approval clock. Request a free Windsor home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 and read how we represent buyers before they tour.

What Amenities Come With a Windsor Residence?

A Windsor residence has a building amenity package and two layers above it. The association describes an exercise room with a massage room, saunas, a social room and library with a catering kitchen, a board room, a spa, a pool and a barbecue gazebo, plus two guest suites, and Bay Colony and the Pelican Bay Foundation add the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page lists an exercise room with a massage room, men’s and women’s saunas, a social room and library with a catering kitchen, a board meeting room, a spa, and a spacious pool and barbecue gazebo, and says the building has an excellent security system. The Declaration adds that the exercise room and related facilities are for residents and guests in residence only, that pets are not allowed in the exercise room or pool area, and that no glass of any kind is allowed in the pool area (Section 12.11).

The Two Guest Suites

Section 13 of the Declaration sets rules for two Guest Suites: they are common elements for owners’ guests while the host owner is in residence, reservations go through the resident manager no more than two months in advance, one owner is limited to two consecutive uses and three uses a calendar year unless demand allows otherwise, the maximum stay is seven days, and the Board sets a daily fee. Guests register at the security desk after 3:00 p.m. and check out by noon. The current fee is not published, so this page states none.

Beach Access and the Dune Walkover

Section 7.2(C) of the Declaration grants an easement over the Pelican Bay Services Division drainage easement, recorded in Official Records Book 1236, Page 1743, for a dune walkover and walkway from the building to the Gulf beach. The association’s page says every condominium has a panoramic Gulf view and direct access to the beach from the pool deck. Section 12.11(F) requires tinted glass and 40-watt yellow bug lights on Gulf-facing balconies and terraces to protect sea turtles, so the beach is part of the building’s rules as well as its view.

The Bay Colony Layer

Every Windsor owner is a member of the Bay Colony Community Association, and Section 9.12 of the Declaration makes membership in the Bay Colony Beach Club mandatory, with the owner paying the Beach Club fee, assessments and user fees, and with Beach Club expenses allowed to be included in the Bay Colony assessments. The association describes about 200 acres, 11 condominium communities and 5 private neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel and chaise service, and a Tennis Club with six Har-Tru clay courts. The Declaration places the Beach Club parcels to Windsor’s north. No Windsor master assessment is published. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Windsor owners are also members of the Pelican Bay Foundation. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Windsor advantage over another Pelican Bay building.

Owner at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Windsor? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

What Does the Windsor Condominium Fee Pay For?

The Windsor at Bay Colony Condominium Association, Inc. does not publish its quarterly assessment, so this page prints none; the Declaration and Bylaws say what the fee pays for and how it is shared. Common expenses are divided by each residence’s percentage share, due in quarterly installments on January, April, July and October 1.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Our MLS pull for this page did not include an association fee field, so we do not state one. The budget in the statutory resale package states the amount for a specific residence, and a buyer should read it before the cancellation window closes.

What the Declaration Says the Association Pays For

Section 10.1 of the 2001 Declaration defines common expenses as the cost of operating, maintaining, repairing, replacing and insuring the common elements and association property, the cost of operating the association, amounts budgeted for reserves, and the cost of water and sewer service to the units. Section 11.1 adds the exterior walls, stairways, railings and parking spaces. Section 18 has the association insure the building. If the Board contracts in bulk for pest control or basic cable television, those costs are common expenses too. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment is carried in the budget.

What Owners Pay for Separately

Owners pay for what Section 11.2 assigns to them: windows and glass, entrance and interior doors, the air conditioning and ducts, appliances, floor coverings, and the electrical and plumbing lines that serve only the residence. Owners also insure their own residence interiors and improvements under Section 18.1, and are liable under Section 11.7 for damage to other units or the common elements that results from a condition inside their residence, including the association’s insurance deductible when the owner would be liable for the loss.

The Penthouse Garage and the Cabanas

Two cost groups are not shared by all owners. The penthouse garages are an expense of the penthouse owners, who share it equally, and the cabanas are an expense of the owners of the cabanas, shared by number of cabanas held (Section 11.1). A buyer comparing a penthouse’s fee with a standard residence’s should expect the penthouse to carry its larger share plus the garage, and should read both budgets.

How Budgets and Reserves Work

The Board adopts an annual budget, mailed or delivered to owners at least 14 days before the Board meeting that adopts it, and the fiscal year begins January 1 (Bylaws Sections 6.2 and 6.10). The Bylaws require reserve accounts for capital expenditures and deferred maintenance, listing roof replacement, building painting and pavement resurfacing and any item of $10,000 or more, and the 2001 text allows a majority of owners present to waive or reduce reserves. Current Florida law now limits that waiver for the structural items, so the statute controls over the older Bylaws text. We state no reserve balance because the budget and reserve schedule are in the resale package.

Special Assessments

Under Bylaws Section 6.6 the Board may levy special assessments for unusual, unexpected or non-recurring expenses, and the total special assessments coming due in a fiscal year may not exceed 15 percent of the total annual budget, including reserves, unless a majority of the voting interests first consent. After a casualty, Declaration Section 19.2 lets the Board levy a special assessment against all owners without an owner vote to cover a deficiency in insurance and reserves. A buyer underwriting Windsor should hold a cushion for a special assessment, because Florida’s 2022 and 2024 condominium laws raised what associations must fund.

Late Payments and the Buyer’s Liability

Assessments paid within 10 days of the due date carry no interest, and later sums bear interest at the highest rate the law allows plus a late fee to the extent permitted (Section 10.6). If an installment is unpaid 30 days after its due date and a claim of lien is recorded, the association may accelerate the year’s assessments (Section 10.7), and its lien has priority over other liens except a first mortgage to the extent the Condominium Act requires (Section 10.9). A buyer becomes jointly and severally liable with the seller for assessments that came due before the transfer (Section 10.4), which is why an estoppel certificate, due within 15 days of a request under Section 10.11, belongs in every contract.

The Windsor Fee Layers: Condominium, Bay Colony and the Pelican Bay Foundation

A Windsor owner pays up to four layers: the condominium assessment, the Bay Colony Beach Club and master charges, the Pelican Bay Foundation assessment carried in the association’s budget, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The table below separates what is published from what is not, with the year beside every figure.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. The county’s $1,250.00 is $789.07 plus $460.93, or $104.17 a month. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Windsor, are not in them.

Why the Recording Date Matters

The $15,000 resale capital assessment applies by deed recording date, not contract date. A Windsor closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference on the Foundation’s published step from $10,000 to $15,000. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community, and the exemption carries a $1,000 processing fee on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near a deadline.

The Foundation Does Not Approve the Sale

The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal. At Windsor the sub-association does require approval, described below.

The Tax Bill and the County Layer

The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a residence, so a buyer should read the tax bill and ask the title company.

Selling at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

The Windsor Declaration, Bylaws, Rules and Architectural Review, Section by Section

Windsor’s governing documents are the 2001 Amended and Restated Declaration of Condominium with its Articles and Bylaws, which carry forward the 2000 leasing amendment. The Declaration has 25 sections covering shares, easements, maintenance, use, leasing, transfers, insurance and amendment, and a buyer should read all of them because the documents control over this page.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The Declaration was recorded April 9, 2001 in Official Records Book 2804, Page 99, and we read the recorded images in full on October 7, 2026. The recorded text predates Florida’s 2022 and 2024 condominium-safety laws, and the association may have adopted rules since, so current statute and any later amendment control over what is summarized here.

Sections 5 to 7: Units, Shares and Easements

Section 5 defines each unit by its floor, ceiling and perimeter walls, with windows, doors and screens excluded from the unit. Section 6 states that the condominium contains 31 units and ties each unit’s undivided share to its square footage, and Section 7 lists the easements, including the dune walkover over the drainage easement, the Beach Club parcel that lies within the building’s outline with columns extending through it, the Beach Club’s northern parcels, the shared ground-level parcels with The Biltmore to the south, and the cross-use boardwalk easements for Bay Colony buildings.

Sections 9 and 10: The Association and Assessments

Section 9 makes owners members of the association, lets the Board delegate management, and in Section 9.12 requires owners to belong to the Pelican Bay Foundation, the Bay Colony Community Association and the Bay Colony Beach Club and to pay their assessments. Section 10 covers the assessment and lien rules summarized in the fee section above, including quarterly installments, interest after 10 days, acceleration after 30 days when a claim of lien is recorded, and an estoppel certificate within 15 days of a request.

Sections 11, 14 and 15: Maintenance, Contractors and Flooring

Section 11 divides maintenance between the association and the owner and requires Board approval for any material alteration. Section 14 sets the rules for decorators, contractors and subcontractors: registration with the resident manager, Collier County licenses and insurance, entry through the lower garage and cleanup. Section 15 sets the sound-isolation procedure for hard-surface flooring.

Section 12: Use Restrictions

Section 12 limits each unit to one family as a residence, treats use as a public lodging establishment as a business use, caps guests in the owner’s absence, sets minors, pet, parking, noise, sign, antenna and common-element rules, and sets moving, construction, sea-turtle lighting and grill rules. The detail is in the guest, pet and renovation sections below.

Sections 16 and 17: Leasing and Ownership

Section 16 prohibits owners from leasing their units. Section 17 requires the Board’s prior written approval of every sale or gift and sets the notice, interview, decision and disapproval rules. Both are covered in their own sections below.

Sections 18 and 19: Insurance and Casualty

Section 18 has each owner insure the unit’s contents, floor, wall and ceiling coverings, built-in cabinets, appliances, equipment and the owner’s own improvements, and expects each owner to carry homeowner’s insurance with endorsements for leakage, seepage, wind-driven rain, additions and alterations, and loss assessment. The association insures the building and association property with property coverage including windstorm and, in amounts the Board deems adequate, flood coverage as available through the National Flood Insurance Program. Section 19 governs repair after a casualty, summarized in the storm section below.

Sections 20 to 24: Condemnation, Termination, Remedies, Mortgagees and Amendment

Section 21.1 allows termination by written agreement of the owners of at least three-fourths of the units and the primary institutional mortgagee. Section 22 gives the association and owners the right to sue to enforce the documents and awards attorneys’ fees to the prevailing party. Section 23 gives first mortgagees notice and records rights and limits a foreclosing first mortgagee’s liability for old assessments to what the Condominium Act requires. Section 24 lets the Board, or one-fourth of the voting interests by petition, propose an amendment that passes by two-thirds of the voting interests present and voting, but no amendment may change a unit’s size or its share of the common expenses without the consent of all record owners of the unit and its institutional mortgagee and a majority of the voting interests.

The Board, Fines and Arbitration

The Bylaws provide for a five-member Board elected to two-year staggered terms, with a President, Vice Presidents, Secretary and Treasurer. Rules must be reasonably related to the health, happiness and peace of mind of the owners and uniformly applied (Section 7). A fine requires at least 14 days’ notice and a hearing before a panel of three non-Director owners, may not exceed the legal maximum, and may not be levied against an unoccupied unit (Section 8.1). Disputes covered by Section 718.1255 must go to mandatory non-binding arbitration before a lawsuit, except disputes over fees and assessments (Section 8.2).

Architectural Review: Association, Bay Colony and Foundation

At the building level, Section 11.5 requires the Board’s written approval before an owner makes a material alteration or changes the exterior appearance, and lets the Board revoke an approval that has unanticipated adverse effects. Section 9.12 subjects owners to the Bay Colony Community Association’s recorded covenants (Official Records Book 1461, Page 1048), which we did not read and make no claim about. The Pelican Bay Foundation’s Second Amended and Restated Declaration states in Section 3.02(d) that its Article 3, which contains its plans-and-specifications review in Section 3.03, does not apply to Bay Colony. An owner should ask the manager which approvals a project needs before hiring a contractor.

Where the 1998 Original and the 2001 Text Differ

The 1998 Declaration allowed leases of at least 30 days up to three times a calendar year unless the Board made the rule stricter, capped a transfer fee at $100 or the amount set by law, and attached a rules exhibit. The 2001 restatement prohibits leasing, lets the association charge a preset processing fee up to the legal maximum, and removed the old rules exhibit. Anyone relying on an older summary of Windsor’s rules, including a listing description, should check it against the 2001 text.

Owner at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Windsor? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

How Does a Sale at Windsor at Bay Colony Get Approved?

Every Windsor sale or gift needs the Board’s prior written approval under Section 17 of the Declaration. The owner gives written notice at least 30 days before closing with the contract, the Board decides within 30 days of the complete package and no later than 60 days after notice, and silence counts as approval.

What the Board Approves

Section 17.2 requires prior written Board approval of any sale or gift, including an agreement for deed. An heir or devisee needs approval to occupy, but approval may not be denied to the prior owner’s lawful spouse at death or to someone related to the owner by blood or adoption in the first degree. A buyer who closes without approval holds a transfer that Section 17.5 treats as void unless the Board later approves it in writing, and Section 17.3 treats a failure to obtain approval first as good cause for disapproval.

The Package and the 30-Day Clock

Under Section 17.3(A) the seller gives the Board or its designee written notice at least 30 days before the intended closing date, with the buyer’s name and address, a copy of the executed contract and any other information the Board reasonably requires, and the Board may require a personal interview with the buyer and spouse. The Board then has 30 days after it receives the notice, all information and any interviews, and in any case no more than 60 days after the notice, to approve or disapprove. Approval is a recordable Certificate of Approval signed by the President or a Vice President, and if the Board does nothing within the limits, its silence is treated as approval and the buyer may demand the certificate.

Disapproval, the Association’s Purchaser and Good Cause

Section 17.3(C) allows disapproval for good cause only if a majority of the whole Board votes for it after receiving a written opinion of counsel that good cause exists. The listed grounds include certain felony convictions, financial irresponsibility such as prior bankruptcies, foreclosures or bad debts, reasonable cause to believe the buyer will not follow the covenants, a history of disruptive behavior, a disregard of association rules, a transfer that would give the buyer title to more than two units, an incomplete or false application, and a sale made without approval. If the Board disapproves without good cause and the seller made the written demand with the notice, the association must name an approved purchaser within 30 days at the same price and terms, closing within 60 days of the disapproval, or the original buyer is deemed approved.

Co-Owners, Entities and the Primary Occupant

Section 17.1 allows ownership by one natural person, by two or more natural persons, or by a trust, partnership or other entity, but where co-owners are not spouses, or the owner is an entity, the Board conditions approval on the designation of one approved natural person as the primary occupant. The use of the residence by others is treated as if the primary occupant were the only owner, a change of primary occupant is treated as a transfer, and no more than one change will be approved in any 12-month period. A buyer who plans to buy through a trust or an LLC should raise the primary-occupant designation with the manager before the contract.

Inheritance and Gifts

A gift needs the same advance approval as a sale. An heir or devisee who takes title by inheritance has no right to occupy until approved, and the Board must approve the surviving spouse or a first-degree relative. Section 17.4 exempts a first mortgagee that acquires title by foreclosure or deed in lieu of foreclosure from Sections 17.2 and 17.3.

Fees and Exempt Transfers

Section 17.6 lets the association charge a preset fee for processing the application, up to the maximum Florida law allows, and the current amount is not published. The Pelican Bay Foundation separately exempts certain transfers from its resale capital assessment with a $1,000 processing fee, but that does not exempt a transfer from the Board’s approval.

How We Schedule a Windsor Closing

We write the Board’s 30-day notice into the first week of the contract, give the buyer’s agent the timeline in writing, and set a closing date at least 30 days after the package is delivered and well inside 60. A buyer who needs to close faster than the Declaration allows should not be shown a Windsor residence as a quick-close option.

Selling at Windsor? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Is Windsor at Bay Colony a 55+ Community?

Windsor at Bay Colony is not a 55+ community. The recorded 2001 Declaration contains no age restriction and no housing-for-older-persons clause, buyers of any age may buy subject to Board approval, and Section 24 says no amendment may unlawfully discriminate against any owner or class of owners.

What the Declaration Says About Age

We read the Declaration, the Articles and the Bylaws for an age restriction and found none. Section 17.3(C) lists the good-cause grounds for disapproving a buyer, and age is not among them. The only age references are supervision rules for children, covered in the guest and daily rules below.

The Occupancy Rule Is Not an Age Rule

Section 12.1 limits each unit to occupancy by one family as a residence, and Section 12.2 caps guests in the owner’s absence. Those are rules about how a residence is used, not about who may own it.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. We describe the property, never the people who live in it.

Can You Rent Out a Windsor Condo? Leasing Rules and the Foundation Cap

An owner may not lease a Windsor residence. Section 16 of the 2001 Declaration says that, to foster a stable residential community, the leasing of units by their owners is prohibited, and Section 12.1 treats use as a public lodging establishment as a business use. The Pelican Bay Foundation separately caps leases at two a year.

Windsor’s Own Rule: Section 16

Section 16 is a single sentence with no stated exception, no minimum term and no application process. It replaced the 1998 rule that allowed leases of 30 days or more up to three times a year. Because a lease is prohibited, there is no Windsor lease application, no tenant approval and no tenant card process for the Board to run.

The Lease Terms at a Glance

The Stricter Rule Governs

Windsor’s prohibition is stricter than the Foundation’s two-lease cap, so in practice the Windsor rule governs and the documents control. A buyer should not count on any rental income, any seasonal lease or any lease to a family member.

What About Guests and Family?

An owner may have guests, and an owner’s parent or child may stay in the owner’s absence for up to 15 days, subject to the limits in the guest section below. Those are the Declaration’s limited occupancy rules, not a lease, and the Board may grant limited exceptions for hardship under Section 12.3.

What This Means for an Investor

Windsor is not an investment-rental building. An investor who needs rental income will find the rule disqualifying. A buyer who plans to own and occupy, or to hold the residence for appreciation while using it seasonally, should still read the approval, fee and market sections and confirm with the manager that the prohibition has not been amended since 2001.

Pet Rules at Windsor at Bay Colony

Windsor’s recorded Declaration allows an owner to keep one dog no more than 15 inches tall at the shoulder at maturity, or up to two cats, birds or other small domesticated pets, keeps pets out of the pool area and the exercise room, and lets the Board order the removal of a pet that becomes an unreasonable annoyance.

What the Recorded Declaration Says

Section 12.6 permits one dog no taller than 15 inches at the shoulder at maturity, or up to two cats, birds and other small pets of a normal domesticated household type, in the unit. A pet must be carried or leashed whenever it is on the condominium property outside the unit, and handlers must pick up droppings immediately. Reptiles, monkeys, rodents, amphibians, poultry, swine and livestock may not be kept. Section 12.6 calls the right to keep a pet a privilege, not a right.

The 15 Inch Dog Limit

The height limit is the rule most likely to surprise a buyer. A dog over 15 inches at the shoulder at maturity is outside the Declaration as we read it, whatever its weight, and the Board enforces the rule. A buyer with a larger dog should ask the manager in writing whether the rule has been amended or applied differently before making an offer.

Service and Assistance Animals

Federal and Florida fair housing law treats service and assistance animals separately from pets, and the Declaration’s pet limits do not override those protections. A buyer or owner who needs an assistance animal should raise it with the manager and the Board early, with the documentation the law allows an association to request.

What to Ask Before You Offer

Ask the manager for the current Rules and Regulations, because the Board may have adopted rules since 2001. Ask whether the pet limits have been amended, how the Board has handled a pet complaint, and whether the pool and exercise room rules have changed.

Guests, Occupancy and Daily Rules at Windsor

Windsor allows unlimited guests while the owner is present, but when the owner is away a parent or child of the owner or spouse may stay up to 15 days, other guests are limited to one family of no more than four for one week, and each type is capped per year. Guests must register with the manager.

Occupancy Under Section 12.1

Section 12.1 limits each unit to occupancy by one family at a time as a residence and for no other purpose, bars business or commercial activity in or from a unit, including client visits and door-to-door solicitation, and declares a personal or professional library, home records and personal telephone calls and correspondence customarily incident to residential use.

Guests While the Owner Is There

Section 12.4 says there is no restriction on the number of guests, related or unrelated, who may occupy the unit together with the owner. Guests in residence may use the building’s recreational facilities, but the exercise room is for residents and guests in residence only, and other guests using common areas must be accompanied by residents.

Guests While the Owner Is Away

Under Section 12.2(A) one parent or child of the owner or the owner’s spouse, with that person’s spouse and children, may occupy the unit in the owner’s absence for up to 15 days, and the total number of such occasions is limited to four in a calendar year, with a maximum aggregate of 60 days. Under Section 12.2(B) other house guests are limited to one family of no more than four persons for one week, no more than two occasions in a calendar year. The owner gives notice to the association, and guests register with the manager at or before occupancy (Section 12.2(C)).

Minors, Quiet Hours and Signs

Under Section 12.5 occupants under 18 must be closely supervised, children under 12 may not use the pool or waterfront areas unaccompanied by an adult, and no one under 16 may use the fitness center unless accompanied by a supervising adult. Section 12.8 bans loud noises and vocal or instrumental practice after 10:00 p.m. or before 9:00 a.m. Section 12.9 bars “For Sale,” “For Rent,” “Open House” and similar signs anywhere on the condominium property, including in windows and vehicles, which is why we show a Windsor residence by appointment.

Balconies, Grills and Beach Lighting

Section 12.11 bars drying clothing, outdoor cooking, cleaning rugs and storing bicycles on balconies and terraces, and Section 12.11(G) permits grills only in areas the Directors designate and not on balconies or lanais. Section 12.11(F) requires 40-watt yellow bug-light bulbs on Gulf-facing balconies and terraces. Section 12.7 keeps commercial vehicles to eight hours, bars trucks, campers, motor homes, trailers and boats, and requires vehicles to be licensed and operable.

Cabanas and Storage

The Declaration assigns cabanas to residences and storage lockers to units, and Section 12.11 bars storing bicycles or other personal property on balconies and terraces. Cabana interiors and furnishings are the responsibility of the owners to whose units the cabanas are assigned.

Selling at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or read how we represent buyers.

Renovating a Windsor Residence: Approvals, Season and Hard Floors

Renovating a Windsor residence needs Board approval for any material alteration, a contractor with a Type B license in Collier County and at least $250,000 per occurrence and $500,000 aggregate liability coverage, work only on weekdays from 8 a.m. to 4 p.m., and no major disturbing construction from October 1 to April 1.

Which Work Needs Approval

Under Section 11.5 an owner may not make a material alteration or substantial addition to a unit or the common elements, or change the exterior appearance, without the Board’s written approval, which the Board may deny if the change would adversely affect the condominium. Glass, screens, curtains, blinds, shutters and awnings visible from outside are subject to Board regulation, and an owner may not alter the common-element landscaping. The Board may adopt a basic approved plan for screening or enclosing terraces (Section 11.10), and an owner who follows that plan needs no separate consent.

The Season: April 1 Through October 1

Section 12.11(D) bars major construction of a nature that disturbs other owners between October 1 and April 1, so the window for noisy work runs from April 1 to October 1, and all repair, construction, decorating and remodeling happen Monday through Friday from 8:00 a.m. to 4:00 p.m. Buyers planning a full renovation should expect the work to wait for the off-season and for the Board’s approval.

Contractors, Licenses and Insurance

Section 14 requires the owner to pre-register a representative with the resident manager and submit a list of subcontractors with a work schedule, requires Type B licenses in Collier County, requires a certificate of general liability insurance of no less than $250,000 per occurrence and $500,000 aggregate plus proof of workers’ compensation, and routes all workers through the lower garage on the south side, where the maximum vehicle height is 6 feet 10 inches. Workers use the service elevators, not the passenger elevators, may not mix materials in the garage, and may not use the trash chute. Section 11.2 deems an owner to have warranted that the owner’s contractors are licensed and insured.

Who Maintains a Modification

Under Section 11.2 an owner who modifies a residence or the common elements, and the owner’s successors in title, are financially responsible for maintaining, repairing and replacing the modification, for repairing damage it causes to the common elements or other units, and for removing and reinstalling it if the association has to take it out to maintain or protect other property. A buyer inherits a previous owner’s modifications and the duty that goes with them, so ask for the approval history.

Hard Floors and Balconies

Hard-surface flooring above the ground floor needs a sound-absorbent underlayment equivalent to at least one-fourth inch of cork plus perimeter isolation (Sections 11.2 and 15). No carpeting may be installed on concrete surfaces exposed to the elements, and balcony tile and floor covering materials and colors must be approved by the Board. Balconies are limited common elements that the owner cares for day to day, while the association handles the exterior walls and the slabs.

Permits Are a Separate Step

Association approval does not replace a Collier County building permit. Collier County’s public permitting portal is where a buyer or contractor checks the permit history of a specific address, and the clerk’s records show notices of commencement for work at the building, as the permits section below explains.

Hurricanes, Flood Zone and Insurance at Windsor

FEMA’s flood map, effective February 8, 2024, puts Windsor’s building point in Zone AE at a base flood elevation of 11 feet, with coastal Zone VE at 12 feet about 210 feet to the west on the Gulf side. The 2001 Declaration asks the association to carry flood insurance as available through the National Flood Insurance Program.

What FEMA’s Map Shows at Windsor

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point for 8477 Bay Colony Dr, at the county’s address point for the residence stack, and at the Census Bureau’s geocoder point for the address. The building point and the residence-stack point fall in Zone AE with a base flood elevation of 11 feet on panel 12021C0377J, effective February 8, 2024. The geocoder point falls in Zone AE at 10 feet. About 110 feet north and south of the building point the map reads Zone AE at 11 feet, and about 210 feet west of it, on the Gulf side, the map reads Zone VE at 12 feet. Flood zone lines cross a Gulf-front site, so one point does not settle the zone for one residence, and an elevation certificate from a surveyor is the document an insurer and a lender use.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE and Zone VE are both Special Flood Hazard Areas, and FEMA’s flood-zones page defines the term. Zone VE is the coastal high-hazard zone, where wave action adds to the still-water level. A buyer who finances a purchase should expect the lender to ask where the residence sits on the map, and should ask a flood insurance agent for a quote on the specific residence before the inspection period ends.

The Preliminary Map Under Review

Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Windsor’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Windsor’s address. Windsor’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Section 18.1 expects each owner to carry a homeowner’s policy with endorsements for leakage, seepage and wind-driven rain, additions and alterations, and loss assessment protection, and says an owner who does not carry it bears the financial responsibility for the damage the policy would have covered. Section 18.3 requires the association to carry property coverage that includes windstorm, flood in amounts the Board considers adequate as available through the National Flood Insurance Program, liability, automobile, workers’ compensation and fidelity bonding. The Declaration we read does not require an owner to carry flood insurance. The association’s certificate of insurance, named-storm deductible and flood limit are not on its public pages, so we state none; ask for the current certificate in the resale package.

Who Pays a Deductible

The Declaration says a property insurance deductible is paid by the party who would be liable for the loss or responsible for the repairs in the absence of insurance, and that when several parties would be responsible the deductible is divided in proportion to each one’s loss. In plain terms, a deductible on a loss to the common elements is a common expense, and a deductible on a loss that begins inside a residence can fall on its owner. Loss assessment coverage on the owner’s policy exists for the first case.

Shutters, Glass and the Board

Section 11.11 requires the Board to adopt one model, style and color of hurricane shutter, and no other shutter may be installed. It records that shutters were designed and installed for all balconies when the building was built, that the windows without balconies are a special architect-approved laminated glass built to the same wind-load and debris-impact standards, and that shutters may not be installed on those windows. Replacement windows must be laminated architectural glass equal to the original and must be coordinated with the building manager. A buyer who wants a different hurricane system should read Section 11.11 first.

After a Casualty

Section 19.2 makes it mandatory for the association to repair damage to the common elements that is less than “very substantial,” and lets the Board levy a special assessment without an owner vote if insurance and reserves fall short. Section 19.3 defines “very substantial” damage as damage from a common occurrence that leaves at least three-fourths of the units unable to be made habitable within 60 days. In that case a members’ meeting follows within 60 days of the Board’s estimates. If the repairs can be done without a special assessment above 15 percent of the annual budget, the building is rebuilt unless two-thirds of the voting interests vote to terminate. If they cannot, the building terminates unless two-thirds vote against termination.

Time Limits and Plans After a Loss

Section 19.5 lets the owner of an uninhabitable unit ask a court for equitable relief if repairs drag on, and presumes the timing reasonable when substantial work starts within six months and finishes within nine months after that. Section 19.6 requires rebuilding to the original plans, or to changed plans approved by the Board, by owners of at least three-fourths of the units and by the primary institutional mortgagee, and bars a change that materially reduces a unit’s interior floor space without the owner’s consent.

Your Own Coverage

A buyer should carry a homeowner’s policy with the endorsements in Section 18.1, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 689.302 requires the seller to give a flood disclosure at or before the time the sales contract is executed, and our offers ask for the association’s insurance certificate with the resale package.

Selling at Windsor? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Windsor

Collier County lists Windsor’s milestone inspection as completed, with the cycle complete and the next inspection year 2035. The county’s published schedule for coastal buildings with certificates of occupancy between July 1, 1997 and December 31, 1999 set the first inspection at December 31, 2025. The county holds the report, and this page does not describe it.

What the County Record Shows

Collier County’s Milestone Map lists the building with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2035, in Commissioner District 2. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of February 27, 1998 and a due date of January 1, 2035. We do not print the permit number, and we read the map and the list as one record: a first inspection finished in the 2025 window and the next one ten years later.

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or at 25 years where the local enforcement agency finds that proximity to salt water requires it, counted to December 31 of the year the building reaches that age, and every 10 years after. Phase one is a visual examination by a licensed architect or engineer, and phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.

Our Arithmetic for Windsor

The certificate of occupancy year is 1998, and 1998 plus 25 is 2023, which is the date a plain reading of the statute gives. The county’s own page applies a phased schedule instead and sets the first inspection for coastal buildings with certificates of occupancy from July 1, 1997 through December 31, 1999 at December 31, 2025, and its list and map carry that forward to 2035. We follow the county’s record for what the county requires and tell you where the two readings differ, because a buyer’s lawyer will ask.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. An association that existed on or before July 1, 2022 had to complete its first study by December 31, 2025. The Windsor Bylaws, in the 2001 text, let the owners waive reserves by majority vote, and the statute now limits that for the structural items.

The Resale Package and the Seven Days

Section 718.503 gives a buyer seven days, excluding weekends and holidays, to cancel after receiving the required documents. The study, the budget and the association’s financial statements belong in that package, and a buyer who wants an engineer to read them should schedule the engineer in the first days of the window.

Windsor’s Structural Reserve Study: Not Publicly Found

We did not find a public Windsor structural integrity reserve study or a public filing of one. The Florida Division of Condominiums’ reporting page explains what associations file, and the resale package is where a buyer reads the study. We state the gap and do not guess at the study’s content.

What This Page Does Not Say

Milestone reports, reserve studies and estoppel certificates are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any Windsor record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence, and the 2001 Declaration requires the association to issue one within 15 days. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and as we read the state’s current adjusted caps they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. Windsor’s own estoppel fee is set by the Board and is not published, and the contract controls who pays.

Which Schools Serve Windsor at Bay Colony?

Collier County Public Schools’ address lookup assigns Windsor, at 8477 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. The district’s grade table lists an A for each of the three schools for every year from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8477 Bay Colony Dr on October 7, 2026 and got 32 matching address records, all with the same three assignments. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

The district’s published grade table lists each school’s state grade by year, and the district’s attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.

School Days and the Season

Windsor has no age restriction, and we know no buyer’s household makeup, so we make no claim about how many Windsor households have school-age children. A buyer who needs school-day logistics should test the drive at 7:00 a.m. in season, because the free-flow estimates above do not include winter traffic on Vanderbilt Beach Road and US 41.

Private and Other Options

Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.

County Permits and Recorded Work at Windsor at Bay Colony

The Collier County Clerk’s official records index returns at least 22 notices of commencement for the association’s name, 11 of them recorded from 2022 through 2026. We did not read the scope of any of them, so we name no contractor and describe no project. The county’s permit portal is where a buyer checks a specific address.

The Milestone Record

The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the milestone section above explains what it does and does not tell a buyer.

Notices of Commencement by Year

A notice of commencement is the recorded notice that a construction project is starting under Chapter 713. The clerk’s index returns them for the association in these years: 2011, 2012, 2013, 2015, 2016, 2018, 2019 (three), 2020, 2021, 2022 (three), 2023, 2024, 2025 (four) and 2026 (two). That is 22 in all, and the index may not return every recording, so read the count as at least 22. A cluster of recent recordings tells a buyer that work has been done on the building, not what the work was.

The 1998 As-Built Amendment

The clerk’s index lists an as-built amendment among the instruments recorded in 1998, the year of the certificate of occupancy. It belongs to the building’s chain of title, a buyer’s title company will pull it, and it is in the Downloadable Documents list below.

What We Did Not Find

We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s repair projects. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.

What Is Being Built Near Windsor at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out, and the Bay Colony Community Association’s own page calls Windsor the final high rise built directly on the Gulf in the community. We found no record of a new tower proposed beside it.

The Vanderbilt Beach Road Widening

Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.

The Beach Club Parcels

Section 7.2 of the Declaration records easements over the Beach Club parcels beside the tower, including an L-shaped parcel on which the building’s columns stand and northern parcels used for parking. A buyer who cares about what could change beside the building should read Section 7.2 and ask the Bay Colony Community Association about any plans for the Beach Club.

The Preliminary Flood Map

The county’s preliminary flood map review, described above, is the other change with a date attached, with a target effective date of summer 2027 that could move.

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Windsor-specific project there.

Daily Logistics at Windsor at Bay Colony

Windsor is about six minutes from Mercato and Whole Foods, seven minutes from the Pelican Bay Foundation’s Commons office, about nine minutes from Artis Naples and Waterside Shops, 9.5 minutes from NCH North Naples Hospital, 19.1 minutes from the Naples Airport and 38 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s building point to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.

Security and the Elevator

The Bay Colony Community Association’s page for the building says it has an excellent security system and that the elevators open directly into each residence, with a separate freight elevator. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.

Seasonal Owners

For an owner who leaves for the summer, the guest limits in Section 12.2 apply when the owner is absent, and Section 11.7 and Section 11.8 give the association access and a passkey system. A seasonal owner should leave the manager written instructions about who may enter, as the Declaration’s absence rules assume.

Selling at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Does Windsor at Bay Colony Compare to Other Pelican Bay Buildings?

Windsor at Bay Colony is the newest of the six Gulf-front towers by year built and the smallest building in our benchmark table, with 31 residences against 39 at Marquesa and 69 to 75 in the other six. It had no Southwest Florida MLS closing in the last 12 months, so its place in the table rests on longer windows.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Every closing count below covers the 12 months to September 30, 2026 from our building roster, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. Windsor’s own longer windows, which are the ones that carry its story, follow the table.

Windsor and Marquesa, the Closest Rival

Marquesa at Bay Colony is the building we set Windsor against because the two are the smallest on the roster and both had no closing in the last 12 months. Marquesa is a 39-residence preserve-view tower built in 1994, and its residences run 2,005 to 3,713 square feet on the roll against Windsor’s 6,085 to 8,850. The full side-by-side is in the Windsor vs Marquesa section below.

Windsor’s Longer Windows

Over 24 months Windsor had five MLS closings at a median of $10,000,000, two of them entered after the closing, and over 60 months six at a median of $11,250,000. The roster’s 12-month medians for the Gulf-front towers with closings run from $2,887,500 at Contessa to $6,000,000 at Brighton and The Remington, so Windsor’s 24-month median sits well above every 12-month median in the table. The windows differ, so read that as a prompt to compare residences and not as a ranking.

Windsor and the Other Gulf-Front Towers

Biltmore at Bay Colony (6 closings, $5,050,000 median), Carlysle at Bay Colony (4 closings, $4,577,500), Brighton at Bay Colony (3 closings, $6,000,000), The Remington at Bay Colony (3 closings, $6,000,000) and Contessa at Bay Colony (8 closings, $2,887,500) are the other Gulf-front high-rises. Biltmore is Windsor’s neighbor on the south, and Section 7.2 of Windsor’s Declaration records shared parcels with it. All five medians rest on fewer than 10 sales.

Windsor and the Preserve-View Towers

Salerno at Bay Colony (5 closings, $2,900,000 median) and Toscana at Bay Colony (3 closings, $3,400,000) face preserve and bay. A gap between those medians and Windsor’s mixes Gulf frontage, residence size, building age and sample size, so we do not attribute it to any one cause.

Where Windsor Sits in Bay Colony and Pelican Bay

Windsor belongs to the Bay Colony row of condominium towers, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing Windsor with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.

Selling a Windsor residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Windsor? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

Windsor vs Marquesa: Which Pelican Bay Condominium Fits You?

Windsor and Marquesa are the two smallest Bay Colony high-rises on our roster, but Windsor is the 1998 Gulf-front tower of 31 residences and Marquesa the 1994 preserve-view tower of 39. Over 24 months Windsor’s median of $10,000,000 on five closings is 4.26 times Marquesa’s $2,350,000 on five.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Windsor vs Marquesa Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Windsor’s days on market and sale-to-list figures exclude two sales entered after closing, which is why their counts are smaller.

What the Numbers Say

Windsor’s 24-month median is $7,650,000 above Marquesa’s ($10,000,000 less $2,350,000), and its median price per square foot is 43.2 percent higher ($1,643 against $1,147). Over 60 months the price-per-square-foot ratio is 1.61 ($1,849 against $1,147). Marquesa’s residences sold at 93.7 percent of final list at the median, and Windsor’s three marketed sales at 80.0 percent, so Windsor sellers gave up more of their asking price in a thinner market. Windsor’s median residence on the roll is 6,155 square feet and Marquesa’s is 2,500.

Who Should Choose Windsor

Windsor suits a buyer who wants a Gulf-front tower with 31 residences, the largest residences on our Bay Colony roster, an elevator that opens into the residence, and a recorded Declaration that prohibits leasing, so every neighbor is an owner. It also suits a buyer who accepts a building where five sales in 24 months set the market and the price depends on the individual residence.

Who Should Choose Marquesa

Marquesa at Bay Colony suits a buyer who wants a preserve-view tower at a far lower price per residence, with three listings on October 7, 2026 and a more usual sale-to-list ratio. Marquesa’s milestone status, leasing and pet rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

Two small samples cannot tell you what your residence is worth, because one tower’s price depends on the level, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.

Owner at Windsor? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Windsor? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

Honest Pros and Cons of Owning at Windsor at Bay Colony

Owning at Windsor at Bay Colony offers a Gulf-front address in a 31-residence tower with elevators that open into the residence, two guest suites and a completed county milestone cycle, and asks the owner to accept Board approval of every sale, a ban on leasing and a very thin resale market. Weigh both lists against the documents.

The Pros

• Gulf-front, 31 residences, with seven penthouses at the top of the tower.
• The largest residences in Bay Colony. The roll’s heated areas run from 6,085 to 8,850 square feet.
• Private elevator openings, with a separate freight elevator, as the Bay Colony Community Association describes the building.
• Building amenities. An exercise room, saunas, a social room and library, a pool and barbecue gazebo, and two guest suites.
• A readable record. The 2001 Declaration, Articles and Bylaws and the instruments around them are recorded and public.
• A defined sale process. The Board decides within 30 days of a complete package and no later than 60 days after notice, and silence is approval.
• A completed milestone cycle. The county lists the cycle complete, next inspection 2035.
• No age restriction in the documents we read.

The Cons

• Board approval of every sale, with a possible interview and a good-cause review.
• No leasing at all. Section 16 prohibits it, so an investor cannot rent a residence.
• Rules not public. The current Rules and Regulations, pet rules beyond the Declaration, and guest-suite rates are in documents the association does not post.
• Heavy construction only from April 1 through October 1, on weekdays from 8 a.m. to 4 p.m.
• Layered costs. The Foundation’s $15,000 resale capital assessment is a buyer cost and rises 3.5 percent a year from October 2027, and the Bay Colony charges are not published.
• Flood exposure. FEMA’s 2024 map shows Zone AE at 11 feet at the building and Zone VE at 12 feet about 210 feet to the west.
• A very thin market. No closing in 12 months, five in 24, asking prices above recent sold prices and a median sale-to-list of 80.0 percent on the three marketed sales.

How to Weigh Them

A buyer who wants a Gulf-front address in an owner-occupied building and can wait for the right residence will find the cons manageable. A buyer who wants rental income or fast renovation will not. We help both read the documents before an offer.

What Does It Cost to Close a Sale at Windsor at Bay Colony?

Closing a sale at Windsor at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Windsor’s 24-month median of $10,000,000 (n=5), that is 100,000 hundreds times $0.70, or $70,000. At the 60-month median of $11,250,000 (n=6) it is $78,750, and at the active list price of $10,250,000 it is $71,750. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

The Estoppel Certificate

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $250, plus $100 if expedited and a further $150 if the residence has delinquent amounts. As we read the state’s current adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Windsor’s own estoppel fee is set by the Board and is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation also charges a seller $500 if resident ID cards are not returned.

The Board’s Processing Fee

Section 17.6 of the Declaration lets the association charge a processing fee up to the maximum Florida law allows, set in advance. Ask the manager for the current fee when you submit the approval package.

What a Closing Calendar Looks Like

A Windsor contract should carry the notice at least 30 days before the intended closing and the Board’s approval clock under Section 17.3, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

Selling at Windsor? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Windsor? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Thinking of Selling Your Windsor Home? List With the #1 Team in Southwest Florida Since 2012

If you own at Windsor at Bay Colony and are thinking about a sale, you are selling into a tower that closed five sales in 24 months at a $10,000,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval that can take 30 days or more.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Windsor is a building where the level, the view and the condition of the individual residence decide the price, because the same tower sold residences between $9,014,000 and $15,500,000 in 24 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Windsor listing along with the document file a Windsor buyer’s lender, insurer and attorney ask for in week one.

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
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

What Windsor Residences Sold For

In the last 12 months Windsor at Bay Colony has had no resale in the Southwest Florida MLS (pulled October 7, 2026), and the last closing was 455 days ago. 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. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, last 12 months (MLS): 0.
• Closings, last 24 months (MLS): 5, a small sample, median $10,000,000, from $9,014,000 to $15,500,000, with volume of $56,914,000. Two of the five were entered after closing and are not marketed sales.
• Closings, last 60 months (MLS): 6, median $11,250,000, the mean of the middle pair $10,000,000 and $12,500,000, with a high of $19,500,000 and volume of $76,414,000.
• Days on market and sale-to-list: a median of 62 days and 80.0 percent over 24 months (n=3 marketed sales); 67 days and 81.2 percent over 60 months (n=4).
• Today: one active listing on October 7, 2026 at $10,250,000, 6,085 square feet, $1,684 a square foot, on the market 264 days.

Selling Into a Thin Market

Windsor has 31 parcels, and no sale in 12 months means a buyer compares your residence with one or two others and with the last few closings. The 60-month file shows the price depends on the individual residence: three 6,085 square foot residences closed in 2025 at $10,000,000, $12,500,000 and $15,500,000, and two 6,155 square foot residences closed at $9,014,000 and $9,900,000. We price a Windsor residence against the closings of the same size, adjusted for level, view and condition, and we set the list price to win the first 60 days, because the three marketed sales closed at 79.8 percent of their combined final list prices.

The Documents a Windsor Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Board approval: the Section 17 package and the interview the Board may ask for.
• The residence’s own approvals: Board consent for any alteration under Section 11.5, and the flooring underlayment under Section 15.
• Flood and insurance: the current insurance certificate and any elevation certificate for the residence.

The Board Approval and the 30-Day Clock

Every Windsor sale needs the Board’s prior written approval under Section 17.2, and the Board decides within 30 days of the complete package and no later than 60 days after notice. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.

What Is Your Windsor at Bay Colony Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Windsor at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Windsor closings that fit your residence: the same size, the same level and the same condition. An automated estimate cannot tell one 6,085 square foot residence from another when recorded sales of the same size span $5,500,000. We price to the difference, and a dedicated Windsor at Bay Colony seller page is planned for owners who want the full plan in one place.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Windsor condo?

For a residence priced to its size’s recent closings, the data is thin: no closing in 12 months, one active listing at $10,250,000 for 264 days and five closings in 24 months. We would list a Windsor residence with a price that matches the last 24 months’ closings of the same size, not with an aspirational number.

How do I price my Windsor residence?

Against the closings of the same size. The MLS shows 6,085 square foot residences at $10,000,000 to $15,500,000 and 6,155 square foot residences at $9,014,000 to $9,900,000, so the size group and the level matter more than the building median.

Do I need the association’s approval to sell my Windsor residence?

Yes. Section 17.2 of the Declaration requires the Board’s prior written approval of every sale or gift, and Section 17.5 makes a transfer without it void. Give the Board the complete package at the start of the contract.

What will a Windsor buyer ask about first?

The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.

Can I sell my Windsor residence with a tenant in it?

Leasing is prohibited at Windsor under Section 16 of the 2001 Declaration, so a residence is sold owner-occupied or vacant. Tell the buyer’s agent how the residence is occupied at the first showing.

Who pays the $15,000 resale capital assessment when I sell?

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Your Local Real Estate Experts

Windsor owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Windsor’s recorded Declaration, Articles and Bylaws, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

McGreevy and Comisar are the Domain Realty team behind this Windsor guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and Bay Colony market that Windsor sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Windsor page the credential that matters more is narrower than any award: in the last 12 months we tracked every Windsor listing and closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Windsor realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Windsor home? Get a free Windsor home valuation, or call Jesse direct at (239) 898-6072.

Buying at Windsor? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.

Frequently Asked Questions: Windsor Buyer Edition

These are the questions buyers ask us before they tour Windsor at Bay Colony, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer is written.

What is Windsor at Bay Colony?

Windsor is a Gulf-front high-rise condominium of 31 residences, seven of them penthouses, inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Bay Colony Community Association calls it the final high rise built directly on the Gulf in Bay Colony, with construction beginning in 1997 and move-ins in early 1998.

Where is Windsor, and what is its address?

The building is at 8477 Bay Colony Dr, Naples, FL 34108, on the Gulf side of Bay Colony Drive. The Florida corporate record for the association lists the same principal address, so a search for the street address or for the association’s name finds it.

Is Windsor the same as any other building named Windsor?

No. Windsor at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, The Windsor at Bay Colony Condominium Association, Inc. Florida’s corporate search also lists a Windsor at Kings Lake condominium association and a Windsor at Hunters Run association, which are unrelated buildings elsewhere.

How many residences does Windsor have?

Section 6.1 of the 2001 Declaration says the condominium contains thirty-one units, and the 2026 county roll lists 31 condominium parcels. The association’s page also says 31, of which 24 are standard residences and seven are penthouses.

When was Windsor built?

The roll lists 1998 as the year built, the association says construction began in 1997 with move-ins in early 1998, and the county’s milestone list shows a certificate of occupancy date of February 27, 1998. The original Declaration was recorded in 1998 and restated in 2001.

How many floors does Windsor have?

The association calls Windsor a 21 story building. The Declaration’s share exhibit runs from level 2 to penthouse level 21 and notes that there is no level 13, so the numbered levels run to 21 with one skipped. We quote the top level label and do not call the building 21 full stories.

How big are the residences?

MLS closings in the last five years were 6,085, 6,155 and 8,550 square feet, and the active listing is 6,085 square feet. The county roll’s 31 parcels run from 6,085 to 8,850 heated square feet, with a median of 6,155. The association’s own figures of about 6,900 and 10,110 square feet are larger, and we do not know their basis.

How are ownership shares divided at Windsor?

The Declaration’s Exhibit lists six share groups that add to 100 percent, from 2.9401 percent for the smaller level 2 residence to 4.1192 percent for each penthouse on levels 16 through 21. Shares follow square footage, drive each owner’s share of common expenses and set the vote on matters that need a percentage of the units.

Is Windsor on the Gulf?

Yes. The association describes panoramic Gulf views and direct beach access from the pool deck, and Section 7.2 of the Declaration records a dune walkover easement to the beach. FEMA’s map shows coastal Zone VE about 210 feet west of the building point, on the Gulf side.

Is Windsor in a flood zone?

FEMA’s flood map, effective February 8, 2024, puts the building point and the residence-stack point in Zone AE at a base flood elevation of 11 feet, and the Census geocoder point in Zone AE at 10 feet. A surveyor’s elevation certificate for the specific residence is the document an insurer uses.

Do Windsor owners have to carry flood insurance?

The Declaration we read does not require an owner to carry flood insurance. Section 18.3 requires the association to carry flood coverage in amounts the Board considers adequate as available through the National Flood Insurance Program, and a lender may still require an owner policy.

What does the association’s master insurance policy cover?

Section 18.3 requires property coverage including windstorm, flood as available through the National Flood Insurance Program, liability, automobile, workers’ compensation and fidelity bonding. The association’s certificate, deductibles and limits are not published, so ask for the certificate in the resale package.

Has Windsor completed its milestone inspection?

Collier County’s Milestone Map lists the building as “Milestone Completed” with the cycle complete and the next inspection year 2035. The county holds the report, and we do not describe what it found.

Has Windsor completed its structural integrity reserve study?

We did not find a public Windsor structural integrity reserve study. Section 718.112(2)(g) required an association that existed on or before July 1, 2022 to complete its first study by December 31, 2025, and the resale package is where a buyer reads the current one.

What are the condominium fees at Windsor?

The Windsor condominium assessment is not published. Section 10.1 of the Declaration says the common expenses include water and sewer, and Bylaw 6.5 bills the assessment quarterly on January, April, July and October 1. Ask for the current budget and the estoppel certificate.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 assessment for a condominium unit is $3,435, made up of $2,180 operating, $497 replacement reserve and $758 bulk media, and it is billed to the association and carried in the association’s budget. A Windsor owner pays it through the condominium assessment, not as a separate bill.

Is there a capital assessment when I buy?

Yes. The Foundation’s resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026, and the buyer pays it. It rises 3.5 percent each October 1 from 2027, to $15,525 on October 1, 2027.

What is the Pelican Bay Services Division assessment?

The county’s Pelican Bay Services Division lists a FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It appears on the county tax bill, and the county’s page is the source.

Does the Board approve buyers at Windsor?

Yes. Section 17.2 requires the Board’s prior written approval of a sale or gift, and a buyer gives 30 days’ notice with a copy of the contract and may be interviewed. The Board decides within 30 days of the complete package, no later than 60 days after notice, and silence is approval.

Can I rent out a Windsor condo?

No. Section 16 of the 2001 Declaration prohibits the leasing of units by their owners, and the Foundation separately caps leases at two a year. A buyer who needs rental income should look at another building.

Can I use a Windsor condo as a vacation rental?

No. Section 16 prohibits leasing, and Section 12.1 treats use as a public lodging establishment as a business use that the residential covenant does not allow. Guests of an owner are allowed within the limits of Section 12.2.

Are pets allowed at Windsor?

Section 12.6 of the 2001 Declaration allows one dog up to 15 inches in height, or up to two cats, birds or other small pets. Pets are not allowed in the exercise room or pool area under Section 12.11. The current Rules and Regulations are not public, so confirm them with the manager.

Is Windsor a 55+ community?

No. We found no age restriction in the Declaration, Articles or Bylaws we read. Section 12.5 requires children under 12 to be supervised at the pool or waterfront, which is a supervision rule and not an age limit.

What parking does Windsor have?

Each standard residence has two assigned enclosed garage spaces, and no more than two vehicles may be parked in the garage per residence unless more spaces are assigned. Each penthouse has an assigned three-car garage limited to penthouse owners and occupants.

Are there cabanas at Windsor?

The Declaration assigns cabanas to residences, and cabana expenses other than interior decorating and furnishings are shared by the cabana holders in proportion to the number each holds under Section 11.1. Ask which cabana, if any, conveys with a specific residence.

What amenities does Windsor have?

The association lists an exercise room with a massage room, saunas, a social room and library with a catering kitchen, a board room, a spa, a pool and barbecue gazebo and two guest suites. Bay Colony adds the Beach Club and the Tennis Club, and the Pelican Bay Foundation adds its parks, beach and courts.

Is there a Beach Club?

Yes. The Bay Colony Beach Club is mandatory for Windsor owners under Section 9.12 of the Declaration, which also makes the owner liable for the club’s fees, assessments and user fees. The Declaration places the Beach Club parcels beside the tower, and the club’s charges for Windsor are not published.

Can I renovate a Windsor residence?

With Board approval. Section 11.5 requires written approval of a material alteration, Section 14 requires a licensed and insured contractor pre-registered with the resident manager, and Section 12.11(D) bars major disturbing construction from October 1 to April 1. Work hours are weekdays from 8 a.m. to 4 p.m.

Can I install hard floors at Windsor?

Hard-surface flooring above the ground floor needs a sound-absorbent underlayment equivalent to at least one-fourth inch of cork plus perimeter isolation under Sections 11.2 and 15. Balcony flooring and tile materials need Board approval, and no carpet may go on concrete exposed to the weather.

How long can I cancel after I receive the documents?

Section 718.503 gives a buyer seven days, excluding weekends and holidays, to cancel after receiving the required documents. Schedule your attorney and any engineer in the first days of that window.

Which schools serve Windsor?

Collier County Public Schools’ 2026-2027 address lookup assigns Windsor to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, and the district’s grade table lists an A for each school from 2021 through 2025. Confirm the assignment with the district before an offer.

What have Windsor condos sold for?

In the last 24 months five Windsor residences closed at a median of $10,000,000, from $9,014,000 to $15,500,000, and over 60 months six closed at a median of $11,250,000. There were no closings in the last 12 months, so the numbers are a small sample.

Is a Windsor residence for sale now?

On October 7, 2026 one residence was active, at $10,250,000 for 6,085 square feet, on the market 264 days. That is $1,684 a square foot, 2.5 percent above the 24-month median sold price. Call Marc at (239) 287-5873 for the current list.

Who pays the owner’s title policy?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. The seller customarily pays the documentary stamps on the deed.

How does Windsor compare to Marquesa?

Windsor is the 1998 Gulf-front tower of 31 residences with a 24-month median of $10,000,000, and Marquesa is the 1994 preserve-view tower of 39 residences with a 24-month median of $2,350,000. The decision table above sets them side by side.

Does the preliminary FEMA map change Windsor’s flood zone?

Not that we can say. Collier County’s August 19, 2026 release says the preliminary map was released March 20, 2025, a 90-day appeal period begins August 19, 2026, and the target for the new map to take effect is summer 2027. We did not compare Windsor’s coordinates against it and claim no new zone.

What documents should I ask for before I make an offer?

Ask for the Declaration, Articles, Bylaws and current Rules, the budget and financial statements, the insurance certificate, the milestone inspection summary, the structural integrity reserve study, the estoppel certificate, the Board’s recent approvals and any elevation certificate. Section 718.503 starts your seven-day window when you receive the package.

Does the Board’s approval process delay a closing?

It can. Section 17.3 asks for notice at least 30 days before the intended closing date and gives the Board up to 30 days from a complete package, and no more than 60 days from notice. Write the closing date in the contract with that calendar in mind.

Who should I call about buying at Windsor?

Call Marc at (239) 287-5873, or read how we represent buyers first. We will read the Declaration with you, pull the comparable sales and tell you what the record shows before you tour.

Frequently Asked Questions: Windsor Seller Edition

These are the questions Windsor owners ask us before they sell, answered from the Southwest Florida MLS pulled October 7, 2026, Collier County’s recorded-sales file, the association’s recorded documents and Florida’s condominium statutes, so an owner knows what the record shows before a listing agreement is signed.

How much is my Windsor condo worth?

It depends on the residence. Five Windsor residences closed in the last 24 months at $9,014,000 to $15,500,000, and the same 6,085 square foot plan sold at $10,000,000, $12,500,000 and $15,500,000 in 2025. Request a free home valuation and Jesse will compare your level, view and condition with those sales.

How long does a Windsor condo take to sell?

The three marketed sales of the last 24 months took 39, 62 and 72 days, a median of 62, and over 60 months the four marketed sales had a median of 67 days. The current listing has been on the market 264 days. Two sales entered after closing have no days on market, and every figure is a small sample.

What is the sale-to-list ratio at Windsor?

The three marketed sales of the last 24 months closed at 77.3, 80.0 and 82.3 percent of final list, a median of 80.0 percent, and in aggregate at 79.8 percent. Over 60 months the median is 81.2 percent (n=4), because the 2023 sale closed above its final list at 102.7 percent.

Is this a good time to sell at Windsor?

The market is thin: no closing in 12 months, five in 24 and one active listing at $10,250,000. A buyer has little to compare, which helps a well-priced residence and hurts one priced on hope. We would list against the closings of the same size and be ready to adjust within 60 days.

When is the best time of year to list at Windsor?

The 2025 closings landed in April, May and July, four of the six 60-month closings fell in April and May, and the sample is too small to prove a season. The practical timing is yours: have the resale package and Board approval timeline ready, and list when the residence is ready to show.

Does the Board have to approve my buyer?

Yes. Section 17.2 requires the Board’s prior written approval of a sale or gift, Section 17.3 asks you to give notice at least 30 days before the intended closing date with a copy of the contract, and the Board may interview the buyer. A transfer made without approval is void unless the Board later approves it.

How long does the Board take to approve a buyer?

Section 17.3(B) gives the Board 30 days after it receives the notice and all requested information or interviews, or at most 60 days after the notice, whichever comes first. If the Board neither approves nor disapproves in time, that is deemed approval, and the Board issues a Certificate of Approval on demand.

Can the Board refuse my buyer?

Only for good cause, by a majority of the whole Board after a written opinion of counsel, and only on the grounds Section 17.3(C) lists. If the Board disapproves without good cause and you demanded it with the notice, the association must furnish an approved purchaser at the same price and terms within 30 days, or your buyer is deemed approved.

What does a Windsor estoppel certificate cost?

Section 718.116(8) caps the fee at $250 for the certificate, $100 more to expedite and $150 more if there are delinquent amounts, and as we read the state’s current adjusted caps they are $299, $119 and $179. Section 10.11 of the Declaration requires the certificate within 15 days. The Foundation’s own estoppel is $250, plus $100 to expedite.

Who pays the owner’s title policy when I sell?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the policy as a seller cost.

What do I pay in documentary stamps when I sell?

Section 201.02 sets the tax at $0.70 per $100 of consideration, customarily paid by the seller in Collier County. On $9,900,000 that is $69,300, on the 24-month median of $10,000,000 it is $70,000, and on $15,500,000 it is $108,500.

What other costs come out of a Windsor sale?

Beyond doc stamps and estoppels, a seller pays the real estate commission negotiated in the listing agreement, any unpaid assessments and prorated taxes, and the cost of any repair the contract requires. The Board may charge a processing fee under Section 17.6, and the buyer pays the Foundation’s $15,000 resale capital assessment.

Does the date my deed records matter?

Yes. The Foundation’s $15,000 resale capital assessment applies to deeds recorded on or after October 1, 2026 and rises 3.5 percent each October 1 from 2027, to $15,525. A closing that records near an October 1 should be written with the recording date in mind.

What Foundation ID cards do I have to return?

The Foundation charges a seller $500 if resident ID cards are not returned. Collect the cards from every household member and from anyone who holds one for the residence before closing.

Can I sell to a trust or an LLC?

Section 17.1 of the Declaration sets the forms of ownership the association allows and requires a primary occupant for an entity or co-owners, and the Board approves any transfer under Section 17.2. Ask the manager for the current requirements before you sign with an entity buyer.

Can I gift or leave my residence to a family member?

A gift needs the Board’s prior written approval like a sale, and Section 17.3(A)(2) requires an heir or other transferee to notify the Board of the ownership and give a certified copy of the instrument. The transferee may not occupy until the Board’s approval procedures are met.

Does my garage space sell with the residence?

Yes. The garage spaces are assigned to the residence in the Declaration, and each standard residence has two enclosed spaces. A penthouse has a three-car garage. Confirm your assignment and any cabana or storage locker in the contract so the buyer receives what the record says.

Should I redo my floors before I list?

Only if the work follows the rules. Hard-surface flooring above the ground floor needs a sound-absorbent underlayment equivalent to one-fourth inch of cork plus perimeter isolation, major construction is barred from October 1 to April 1, and work hours are weekdays from 8 a.m. to 4 p.m. A buyer will ask for the approval history.

Does the milestone inspection affect my sale?

The county lists Windsor’s milestone inspection as completed with the next one due in 2035. A buyer will ask for the summary, and the report is an association record that we do not describe. Request it for the resale package early.

Will a buyer ask for the structural integrity reserve study?

Yes, and a lender may too. Section 718.112(2)(g) requires the study at least every 10 years, with the first due for an existing association by December 31, 2025. We found no public Windsor study, so confirm with the manager that the current one is ready for the resale package.

How long does the buyer have to cancel?

Section 718.503 gives a buyer seven days, excluding weekends and holidays, to cancel after receiving the required documents. Deliver the package early so the window closes early.

What flood disclosure do I owe?

Section 689.302 requires a flood disclosure at or before the time the sales contract is executed, not at closing. Include the form with the contract and keep any elevation certificate and flood claim history on hand.

Does the preliminary FEMA map affect my sale?

We cannot say. Collier County’s August 19, 2026 release says the preliminary map was released March 20, 2025, a 90-day appeal period begins August 19, 2026 and the target effective date is summer 2027. We did not compare Windsor’s coordinates against it and claim no new zone.

Do I need an elevation certificate?

Not required by the Declaration, but a surveyor’s elevation certificate for your residence is what an insurer and lender use, and FEMA’s current map puts the building in Zone AE at 11 feet with Zone VE nearby. A buyer’s insurance quote may ask for it.

How should I price against Marquesa?

Mostly, you should not. Marquesa is a preserve-view tower with residences of 2,005 to 3,713 square feet and a 24-month median of $2,350,000, so it is a different buyer’s purchase. Price Windsor against Windsor’s own closings of the same size.

How many Windsor residences are for sale now?

One was active on October 7, 2026, at $10,250,000 for 6,085 square feet, on the market 264 days. That is $1,684 a square foot, 2.5 percent above the 24-month median sold price and 3.5 percent above the $9,900,000 marketed-sales median.

How do asking prices compare with sold prices?

The three marketed sales closed $2,495,000, $1,936,000 and $2,900,000 below their final list prices, 79.8 percent in aggregate. The 2023 sale, which closed $505,000 above its final list, is the only closing in the file above its asking price, and the two sales entered after closing have no days on market or sale-to-list, so we do not blend them into the 2025 figure.

What are sales entered after closing at Windsor?

Two of the five closings in 24 months, at $12,500,000 and $15,500,000, were entered in the MLS after closing and were not marketed through it. They count in the closings, medians and price ranges on this page and are left out of days on market and sale-to-list. We do not know why the sellers chose that route.

Is the 2023 sale at $19,500,000 a guide to my price?

Not directly. That one 8,550 square foot residence closed above its $18,995,000 final list after 80 days, at about $2,281 a square foot, and it is the largest and highest sale in the file. It is the high mark for the building, and a different residence needs its own comparables.

Can I rent my residence while I wait for a buyer?

No. Section 16 of the 2001 Declaration prohibits owners from leasing their units. If you plan to be away while the residence is listed, ask the manager about guest registration under Section 12.2 and leave written instructions for access.

Does a renovation raise my price at Windsor?

It can, but a buyer discounts work that lacks a Board approval, and a buyer inherits the duty to maintain a previous owner’s modification under Section 11.2. Gather the approvals, permits and contractor insurance certificates before you list.

Who pays the Board’s processing fee?

Section 17.6 lets the association charge a preset processing fee up to the maximum Florida law allows, and the contract controls who pays. Ask the manager for the current amount when you file the approval package.

What documents should I gather before I list?

Collect the Declaration, Articles, Bylaws and current Rules, the latest budget and financial statements, the insurance certificate, the milestone summary and reserve study, your estoppel requests and any Board approvals for your alterations. Ordering early prevents delays inside the buyer’s seven-day window.

How many Windsor homes have you sold?

The MLS pull has no listing-office field for Windsor, so we do not publish a Windsor-specific count. What we can say is that, as the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and in the last 12 months we tracked every Windsor listing and closing against the county’s file so our pricing rests on the record.

What does McGreevy and Comisar do differently for Windsor sellers?

We read the recorded Declaration before we price, pull every closing of your size, prepare the Board approval package and resale documents with you, and give the buyer’s agent the approval timeline in writing. The Windsor record is thin, so the preparation is what protects your price.

Can you help me with the Board approval package?

Yes. We list what Section 17.3 requires: written notice at least 30 days before the intended closing, the buyer’s name and address, a copy of the executed contract and any information the Board reasonably requires, and we schedule the interview if the Board asks for one.

What happens if the Board says no?

If the Board disapproves for good cause, the sale cannot close under Section 17.5 unless the Board later approves in writing. If it disapproves without good cause, your demand under Section 17.3(A)(3) brings an approved purchaser from the association within 30 days, or your buyer is deemed approved.

How do I get started selling my Windsor residence?

Request a free home valuation, or call Jesse direct at (239) 898-6072. We start with the closings that match your size, the documents a buyer will ask for and a timeline that includes the Board’s approval.

Who do I call to sell my Windsor condo?

Call Jesse direct at (239) 898-6072, text or call, and the conversation stays confidential. If you are also buying, Marc takes that call at (239) 287-5873.

Sources and Authoritative References

Every Windsor at Bay Colony fact on this page comes from the association’s recorded documents or published page, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.

The Association’s Community Pages, Bay Colony Community Association

1. Bay Colony Community Association, The Windsor page
2. Bay Colony Community Association, About Us
3. Bay Colony Community Association, Beach Club
4. Bay Colony Community Association, Tennis Club

Recorded Instruments, Collier County Clerk of Courts, Official Records

5. Collier County Clerk, official records public access portal
6. Collier County Clerk, official records information page
7. Declaration of Condominium, Windsor at Bay Colony (recorded March 6, 1998, OR 2395, Page 2513)
8. As-built instrument (recorded April 1, 1998, OR 2404, Page 1253)
9. Plat and exhibit (recorded April 1, 1998, OR 2404, Page 1264)
10. Certificate of Amendment (recorded April 7, 2000, OR 2660, Page 2317)
11. Amended and Restated Declaration, Articles and Bylaws (recorded April 9, 2001, OR 2804, Page 99)

Pelican Bay Foundation

12. Pelican Bay Foundation home page
13. Pelican Bay Foundation, information for realtors
14. Estoppel certificate form, fiscal year 2026-2027
15. Realtor Community Overview
16. Pelican Bay Foundation Rules and Regulations (December 12, 2024)
17. Second Amended and Restated Declaration
18. Declaration Amendment on leasing (May 28, 2019)
19. Amended and Restated Bylaws
20. FY2027 Approved Budget Package
21. Lease Application Packet 2027

Florida Division of Corporations and Department of Business and Professional Regulation

22. Florida Division of Corporations record, The Windsor at Bay Colony Condominium Association, Inc.
23. Florida Division of Corporations, filing event history for the association
24. Florida Division of Corporations, search home
25. Division of Florida Condominiums, Timeshares and Mobile Homes
26. Division of Florida Condominiums, condominium documents
27. Division of Florida Condominiums, structural integrity reserve study reporting
28. Division of Florida Condominiums, condominium portal
29. Florida Real Estate Commission

Florida Statutes, Florida Senate

30. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
31. Section 718.103, definitions
32. Section 718.104, creation of condominium
33. Section 718.110, amendment of the declaration
34. Section 718.111, the association
35. Section 718.112, bylaws
36. Section 718.113, maintenance and alteration
37. Section 718.115, common expenses
38. Section 718.116, assessments and estoppel certificates
39. Section 718.117, termination of condominium
40. Section 718.1255, alternative dispute resolution
41. Section 718.301, transfer of association control
42. Section 718.3027, conflicts of interest
43. Section 718.303, obligations of owners
44. Section 718.503, disclosure prior to sale
45. Section 689.302, flood disclosure
46. Section 689.261, Florida Statutes
47. Section 201.02, tax on deeds and other instruments
48. Section 161.053, coastal construction and excavation
49. Section 197.3632, non-ad valorem assessments
50. Section 760.29, Florida Fair Housing Act exemptions
51. Section 720.303, homeowners’ association powers and duties

Florida Department of Revenue, Environmental Protection, Emergency Management and Insurance Regulation

52. Florida Department of Revenue, documentary stamp tax
53. Florida Department of Environmental Protection, Coastal Construction Control Line
54. Florida Department of Environmental Protection, beaches, inlets and ports
55. Florida Division of Emergency Management, Know Your Zone
56. Florida Office of Insurance Regulation, homeowners insurance

Collier County Government

57. Collier County, milestone inspections
58. Collier County, milestone buildings by year and reference number (January 2026)
59. Collier County, three-mile saltwater boundary for milestone inspections
60. Collier County Milestone Map, feature service
61. Collier County site address points, feature service
62. Collier County, CityView permit portal
63. Collier County, floodplain management
64. Collier County, Pelican Bay Services Division
65. Collier County, August 2026 release on the proposed Flood Insurance Rate Map
66. Collier County, July 2026 release on Vanderbilt Beach Road widening

Collier County Public Schools

67. Collier County Public Schools, home
68. Collier County Public Schools, attendance boundaries
69. Collier County Public Schools, 2026-2027 student start and dismissal times
70. Collier County Public Schools, school zones map
71. Collier County Public Schools, address lookup service
72. Collier County Public Schools, school and district grades
73. Sea Gate Elementary School
74. Pine Ridge Middle School
75. Barron Collier High School

Federal Agencies and Public Data Services

76. FEMA Map Service Center
77. FEMA National Flood Hazard Layer, map service
78. FEMA, flood zones
79. FEMA, glossary entry for base flood elevation
80. FloodSmart, National Flood Insurance Program
81. FloodSmart, flood insurance cost
82. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
83. National Hurricane Center, hurricane preparedness
84. U.S. Department of Housing and Urban Development, Fair Housing Act overview
85. U.S. Census Bureau, geocoder
86. OpenStreetMap Nominatim geocoder
87. Open Source Routing Machine

Downloadable Documents

The Windsor documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and the county’s lists open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Windsor at Bay Colony. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.