Parrish, FL

Now Building

Windwater

Mattamy Homes' gated community of 231 single-family homes from 1,731 to 3,057 sq ft with no CDD fees. The Windwater Club includes a pool, covered terrace, cabanas, tot lot, grill area, and paw park.

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Tour Windwater

Status

Active new construction

Builder

Mattamy Homes

Price Range (est.)

From the high $370s

Home Types

Single Family

Beds

2 to 5

Baths

2 to 4

Garage

2 to 3-Car

Amenity Level

Medium

HOA (Yearly) Est.

$1,440 - $1,500

CDD (Yearly) Est.

None

Flood Zone

Fee estimates may vary by lot size and sub-association. View all community fees →

Community size

231

planned at full buildout

community record

136

completed homes on the county roll

Manatee County property appraiser roll, read October 2026

268

recorded residential lots

Manatee County property appraiser roll, read October 2026

Planned and completed are different counts, and the difference between them is not the number of homes for sale. Ask for current availability rather than inferring it.

Amenities & lifestyle

Windwater Club pool
Covered social terrace
Poolside cabanas
Tot lot
Grill area
Paw park
Smart-home technology

How Windwater compares

From the county records

$524,000

Median of 113 recorded sales since October 2023, the middle eighty percent between $411,000 and $665,000.

65%

Of the 136 matched residential units here claim a homestead exemption, which reads as most homes here are claimed as a permanent residence.

Still delivering. 51% of the parcels here were completed in the last three years, the most recent in 2025.

Arm’s-length sales recorded with Manatee County, read October 2026. Quitclaims, foreclosures, family transfers and pre-construction sales are excluded. Homestead requires the property to be a permanent residence, so the share carrying one is reported here as a share of matched residential units rather than as a count of who lives here. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.

At an estimated $1,470 a year in combined HOA and CDD, Windwater sits about 48% below the Parrish median of $2,808, ranking 17 of the 42 Parrish communities whose fees this site tracks. There is no CDD assessment here, which is what keeps that figure down.

Estimates from the same dataset behind the fee pages and the True Cost Index. Fees vary by lot size and sub-association, and change with each budget.

Windwater also appears in

Communities with No CDD Fee New Construction Communities in Southwest Florida

More Parrish homes by priceUnder $500K

Floor Plans

Floor plans at Windwater

7 plans published by Mattamy Homes, with the specifications as the source states them. Sizes are approximate and the source can change them; last checked October 8, 2026. The drawings themselves are not reproduced here because permission to show them has not been cleared; each card credits the official source. A floor plan shows a layout, not what is for sale, so ask me what is available now.

BedroomsSize (sq ft)

Showing 7 of 7 plans. Size uses interior area where the source states it, and the source’s listed size where it does not; each card says which.

Signature Series

Caledon

Listed by the source

Bedrooms: 2
Baths: 2
Garage: 2-car

1,731 sq ft listed

The source does not say whether this is living, heated or total area.

Caledon at Windwater is listed with 2 bedrooms and 2 baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/caledon). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

Want the full drawing, the options and which homesites carry this plan? Ask me and I will get them from the developer for you. Developers normally work with your agent if the agent is registered on your first visit, so reach out before you tour.

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Signature Series

Cascades

Listed by the source

Bedrooms: 3
Baths: 2
Garage: 2-car

1,894 sq ft listed

The source does not say whether this is living, heated or total area.

Cascades at Windwater is listed with 3 bedrooms and 2 baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/cascades). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Signature Series

Glades

Listed by the source

Bedrooms: 3
Baths: 2
Garage: 2-car

2,005 sq ft listed

The source does not say whether this is living, heated or total area.

Glades at Windwater is listed with 3 bedrooms and 2 baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Note: Search-engine snippets for this plan say 4 bedrooms; the builder’s own plan page says 3, which is what is recorded.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/glades). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Signature Series

Gateway

Listed by the source

Bedrooms: 3
Baths: 2 + 1 half
Garage: 2-car

2,209 sq ft listed

The source does not say whether this is living, heated or total area.

Gateway at Windwater is listed with 3 bedrooms and 2 + 1 half baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Note: A third-party listing describes a 4-bedroom, 3-bath version; the builder’s page says 3 bedrooms, 2 baths and 1 half bath.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/gateway). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Signature Series

Pinnacle

Listed by the source

Bedrooms: 4
Baths: 3
Garage: 2-car

2,349–2,365 sq ft listed

The source does not say whether this is living, heated or total area.

Pinnacle at Windwater is listed with 4 bedrooms and 3 baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Note: The builder publishes a size range (2,349 to 2,365 sq ft), likely depending on option.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/pinnacle). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Executive Series

Mesa Verde

Listed by the source

Bedrooms: 4
Baths: 3
Garage: 3-car

2,600–2,601 sq ft listed

The source does not say whether this is living, heated or total area.

Mesa Verde at Windwater is listed with 4 bedrooms and 3 baths. It is a 3-car garage. The source gives one size figure without saying how it is measured.

Note: The builder publishes a size range (2,600 to 2,601 sq ft).

Source: mattamyhomes.com (https://mattamyhomes.com/florida/sarasota-bradenton/parrish/windwater/mesa-verde). Checked October 7, 2026. Specifications from Mattamy Homes’ Windwater pages. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Single-family home

Sequoia

Listed by the source

Bedrooms: 5
Baths: 3
Garage: 2-car

2,810–2,828 sq ft listed

The source does not say whether this is living, heated or total area.

Sequoia at Windwater is listed with 5 bedrooms and 3 baths. It is a 2-car garage. The source gives one size figure without saying how it is measured.

Note: Added 8 Oct 2026, when Mattamy listed 7 Windwater plans; the plan list does not show a series for it.

Source: mattamyhomes.com (https://mattamyhomes.com/florida/bradenton/parrish/windwater). Checked October 8, 2026. Specifications from Mattamy Homes’ Windwater plan list. Source: mattamyhomes.com. Plans, features and sizes are subject to change.

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Browse every floor plan in the library

Governing Documents

HOA & community documents for Windwater

0 documents published by the association and linked to the page each one lives on. Nothing is copied here, so you read whatever they publish today.

Windwater Homeowners Association, Inc.

Association

Matched to Windwater because: Florida’s Division of Corporations register records this as an ACTIVE not-for-profit corporation, document number N22000004145, filed on 27 April 2022, with its principal address at 6972 Lake Gloria Boulevard, Orlando, FL 32809. The name is unique in the register statewide, so there is no near miss, and a 2022 filing fits the gated Mattamy Homes community of 231 homes this site records. The principal address is the builder or management office rather than an address inside the community, so the match rests on an exact and unique corporate name together with a filing date that fits a community this site records at this stage.

Who to contact

Contact role: Not-for-profit corporation registered with the Florida Division of Corporations

Checked October 11, 2026

No officer, director or registered agent is listed here. The register publishes them by name and several give a home address; none of that belongs in a public directory of community documents.

Board members and officers are not listed here. They change often, and their names are on the association’s own records and in the state’s corporate filings, which is where they should be read from rather than from a page that cannot keep up.

Windwater Homeowners Association, Inc.

No public documents have been located for this association yet.

Nothing found is not the same as nothing in force. Every community in Florida with an association has governing documents; this says only that they have not been found in a public place.

The governing body is known and nothing it publishes is public. That is a gap in what has been published, not evidence that the community has no restrictions. This list records what has been found in public, not everything that governs the property. Before an offer I pull the full document set for the specific address along with the association’s budget and financials.

The full document directory →

Check lots, inventory & pricing at Windwater

Before visiting the model homes at Windwater, discuss representation with me. Any fee you owe is set out in our buyer-broker agreement; developer contributions and registration rules must be confirmed for this purchase. I'll request current pricing and homesite availability, review the published ownership costs and help you compare the contract and resale considerations.

Prefer to pick a time instead? Schedule a consult

Windwater FAQ

Does Windwater have new construction homes?+

Yes, Windwater is actively building in Parrish. Builder pricing and incentives change often, so I can send the current list and represent you with the developer. What fee you owe, if anything, is set out in the written buyer-broker agreement we sign before touring; developer registration rules are confirmed for your specific purchase. Loop me in before your first model visit.

Who builds homes in Windwater?+

Windwater is built by Mattamy Homes. Two things matter if you are buying new here. Register your agent on the FIRST visit: most builders pay the buyer-agent fee, but only if representation is declared before you tour, and afterwards it is usually too late. And a builder's contract is their contract, not the standard Florida form, so the deposit terms, the completion date and what happens if the build runs late are worth reading closely.

How much do homes in Windwater cost?+

The published price guidance for Windwater is an estimate from the high $370s, not a live listing feed or a valuation. Pricing varies by the specific home, condition and lot. Ask me for current listings and recent comparable sales before setting an investment range or an asking price.

What kind of homes are in Windwater?+

Windwater offers single family, with floor plans of 2 to 5 bedrooms. As single-family housing, the roof, the exterior and the insurance on the structure are yours rather than an association's, which is the main practical difference from a villa or condominium. What a specific home includes, and what the association maintains, is set out in that community's documents and is worth reading before an offer rather than after.

What amenities does Windwater have?+

Windwater offers Windwater Club pool, Covered social terrace, Poolside cabanas, Tot lot, Grill area, among others. Worth separating two things that often get blurred together: amenities the HOA maintains and which every owner pays for, and club or golf facilities that may require a separate membership on top. Which category each amenity falls into determines your actual annual cost, and it is set out in the community documents rather than in any listing.

What have homes in Windwater actually sold for?+

113 arm's-length sales have been recorded in Windwater since October 2023, at a median of $524,000. The middle eighty percent of those sales fell between $411,000 and $665,000, which is a better guide to the range than the extremes. These are prices recorded with Manatee County, not asking prices, so they describe what buyers and sellers actually agreed. Figures read October 2026; quitclaims, foreclosures and family transfers are excluded.

Do people live in Windwater year round?+

65% of the 136 matched residential units in Windwater claim a homestead exemption, which Florida grants only on an owner's permanent residence, read from the Manatee County roll in October 2026. That reads as most homes here are claimed as a permanent residence. Homestead is a tax filing, not an occupancy count. A rented home can house full-time residents and will never carry the exemption, and an owner who lives here but never filed does not appear in it either. Read it as what share of matched residential units claim the exemption, not as who lives here.

Is Windwater still being built?+

The most recent home the county records in Windwater was completed in 2025, across 268 platted parcels of which 136 carry a finished home. 51% of its parcels were completed in the last three years, so Windwater is still being delivered: expect construction nearby, and the lot choice that comes with it. Build year matters more in Florida than buyers expect, because insurers weight roof age heavily and it drives what a property costs to carry rather than just what it costs to buy.

Does Windwater have an HOA or CDD fee?+

Windwater has an HOA fee estimated at $1,440 - $1,500 yearly, and the fee data for this community records no CDD assessment. A community development district bills through your property taxes rather than through the association, and its assessment can carry two separate components: debt service, which repays the bonds that funded roads, drainage and amenities, and an operations and maintenance charge, which does not end with the bonds. A community without a district avoids both as currently assessed. Figures are estimates, assessments are set annually, and both vary by home and phase, so confirm them for the specific address before relying on them.

What flood zone is Windwater in?+

The flood zone recorded for Windwater is X. Zones beginning A or V are the higher-risk categories, where a federally backed mortgage generally requires flood insurance, while zone X is lower risk and coverage is usually optional. Flood zone is assigned per property rather than per community though, and elevation can change both the requirement and the premium substantially, so get the zone and the elevation certificate for the exact address rather than relying on a community-level figure.

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