$60K–$150K+
ANNUAL GROSS REVENUE
4.4%–7.1%
CAP RATE RANGE
$475–$600
MONTHLY HOA
62–67%
AVG OCCUPANCY
Windsor Cay Rental Income and Expenses Look Different After Year One
Every Windsor Cay owner I work with has a number from their closing packet. And every one of them has a different number on their actual owner statement twelve months later.
Most projections for Windsor Cay rental income and expenses leave out two or three cost layers entirely. The developer-subsidized HOA that will jump once Pulte exits, the CDD assessment that sources cannot seem to agree on, and Lake County’s transient tax filing requirements are the line items that catch owners off guard. Our Windsor Cay property value breakdown covers what your home is worth and whether it is a good investment. This page covers what you actually keep.
This is the full breakdown of Windsor Cay vacation rental costs in 2026, line by line, with the numbers I see on real owner statements.
Know What You Will Actually Keep
We will run real numbers for your specific Windsor Cay property. No projections, no guesswork.
What Windsor Cay Homes Actually Gross
Windsor Cay sits in Clermont, not Kissimmee. That matters for your Windsor Cay rental income and expenses because the Clermont short-term rental market averages 58% occupancy and a $255 ADR across all listings (AirDNA, 2026). Resort-zoned homes with 5 to 10 bedrooms, private pools, and professional management consistently outperform those city-wide averages.
| Property Type | Nightly Rate | Annual Gross Revenue |
|---|---|---|
| 5BR Townhome | $180–$280 | $60,000–$72,000 |
| 7BR Single-Family | $250–$420 | $85,000–$110,000 |
| 9-10BR Estate | $380–$550+ | $125,000–$150,000+ |
These ranges assume 62-67% occupancy with dynamic pricing and a mix of peak, shoulder, and off-season bookings. Revenue alone does not tell you much about Windsor Cay vacation rental costs. What matters is what you keep after every expense is subtracted.
Every Expense in Your Windsor Cay Vacation Rental Costs
Windsor Cay HOA Fees: Single Structure, But Watch the Subsidy
Windsor Cay runs a single HOA, which is simpler than the triple HOA structure at ChampionsGate that catches many owners off guard. Current Windsor Cay HOA fees in 2026 range from $475 to $600 per month depending on home type.
The HOA covers lawn care, landscaping, irrigation, daily trash pickup, cable TV, high-speed internet, and access to the Reef Club waterpark, fitness center, mini golf, and sports courts. Townhome owners also get exterior repainting and reroofing included. New buyers pay a one-time $3,000 capital contribution at closing.
Current fees are subsidized by Pulte during the community build-out phase. When the developer exits the HOA, fees are expected to increase significantly. Budget $650 to $700 per month long-term, not the current rate.
Windsor Cay CDD Assessment
The Windsor Cay CDD assessment is one of the most confusing line items for buyers because published figures vary across sources. The CDD (Community Development District), established by Lake County Ordinance No. 2022-55, funds infrastructure and common area maintenance.
| Home Type | Annual CDD Assessment |
|---|---|
| Townhome | $1,000–$1,300/yr |
| 5-7BR Single-Family | $1,800–$2,000/yr |
| 8-10BR Single-Family | $2,200–$2,400/yr |
The variation across sources likely reflects the difference between operations and maintenance assessments versus O&M plus debt service, or data from different fiscal years. The CDD appears as a non-ad valorem line on your Windsor Cay property tax bill in Lake County. If you are buying a resale, the previous owner may have partially paid off the capital improvement bonds, which lowers your annual amount.
Other Major Windsor Cay Vacation Rental Costs
| Expense | Annual Range | Notes |
|---|---|---|
| Windsor Cay property tax (~1.6%) | $8,300–$15,200 | Based on $523K–$950K purchase, no homestead exemption |
| Insurance | $3,000–$6,000 | Windstorm + liability, varies by carrier |
| Utilities | $6,000–$10,000 | Pool heating is the biggest variable in Clermont |
| Pool maintenance | $1,800–$3,600 | Weekly service, chemicals, equipment |
| Property management | $9,000–$30,000 | 15-25% of gross revenue |
| Supplies, repairs | $2,000–$4,000 | Linens, kitchen items, streaming apps |
| Pest control | $600–$1,200 | Quarterly treatments, standard in FL |
| Permits, STR licensing | $300–$500 | Clermont STR permit, DBPR license |
Windsor Cay requires a City of Clermont short-term rental permit (renewed annually), a Florida DBPR vacation rental license, and a Department of Revenue registration. The community is specifically zoned for short-term rentals with a 90-day maximum stay per guest per year.
The Tax Filing Advantage (and Trap)
Here is where Windsor Cay rental income and expenses differ from Osceola County communities like ChampionsGate, Storey Lake, and Reunion. Lake County’s total transient rental tax is 11%: 6% Florida state sales tax, 1% Lake County discretionary surtax, and 4% tourist development tax.
That is 2.5 percentage points lower than the 13.5% total in Osceola County, where most Orlando-area resort communities sit. On $95,000 in gross revenue, the lower rate saves your guests roughly $2,375 in total taxes, which makes your nightly rate more competitive on Airbnb and Vrbo without cutting into your margin.
Booking platforms like Airbnb and Vrbo auto-collect the 6% state sales tax and 1% county surtax (7% combined). The 4% Lake County tourist development tax may also be auto-collected depending on your platform, but verify this with the Lake County Tax Collector. If you need to file separately, returns are due by the 20th of the month following collection. Late filing means penalties. File and pay electronically on time and you get a 2.5% collection allowance (up to $30 per filing).
One more thing owners miss when calculating vacation rental expenses in Clermont: cleaning fees, resort fees, and any add-on charges are all taxable. The taxable amount on your rental includes more than just the nightly rate.
What You Actually Keep: Windsor Cay Net Income Scenarios
This is the table that matters. Every vacation rental expense and Windsor Cay vacation rental cost from the sections above is included. No line item is left out, no number is rounded to make the projection look better.
| 5BR Townhome (~$523K) | 7BR Single-Family (~$730K) | 9-10BR Estate (~$950K) | |
|---|---|---|---|
| Gross Revenue | $66,000 | $95,000 | $140,000 |
| HOA | -$6,000 | -$6,300 | -$6,600 |
| CDD | -$1,150 | -$1,900 | -$2,300 |
| Property Tax | -$8,368 | -$11,680 | -$15,200 |
| Insurance | -$3,500 | -$4,500 | -$5,500 |
| Utilities | -$6,500 | -$8,000 | -$9,500 |
| Pool Maintenance | -$2,000 | -$2,400 | -$3,000 |
| Management (18%) | -$11,880 | -$17,100 | -$25,200 |
| Supplies/Repairs | -$2,500 | -$3,000 | -$3,500 |
| Pest Control | -$800 | -$800 | -$1,000 |
| Permits | -$400 | -$400 | -$400 |
| Total Expenses | -$43,098 | -$56,080 | -$72,200 |
| Net Income | $22,902 | $38,920 | $67,800 |
| Cap Rate | 4.4% | 5.3% | 7.1% |
Cleaning costs are excluded because most Windsor Cay owners pass turnover cleaning fees directly to guests. If you absorb cleaning costs ($150 to $250 per turnover), subtract another $8,000 to $15,000 annually depending on turnover frequency.
Larger homes produce better Windsor Cay net income relative to purchase price. The pattern holds across every resort community we manage, including comparable resort communities.
The Furnishing Cost That Changes Year One Math
Pulte delivers Windsor Cay homes unfurnished. Full turnkey furnishing for a vacation rental runs $45,000 to $80,000 depending on bedroom count and design scope. That cost does not appear in most Windsor Cay vacation rental cost projections, and it changes your first-year vacation rental expenses significantly.
A 7BR owner investing $730,000 for the home plus $65,000 for furnishing starts at $795,000 in total capital. The $38,920 in Windsor Cay net income against that total is a 4.9% return in Year 1, not the 5.3% cap rate calculated on the home price alone. Budget for it. Plan for it. Do not let it surprise you thirty days before your first booking.
Why Windsor Cay Property Management Changes the Math
The difference between a 4.4% and 7.1% cap rate on your Windsor Cay rental income and expenses often comes down to who manages the property.
Industry-standard management fees run 20-25% of gross revenue. On a 7BR home grossing $95,000, that is $19,000 to $23,750. FunStay Florida charges a flat 15-20% with no hidden fees in the contract. On the same property, that saves $2,000 to $5,000 per year.
But the fee is only part of it. Professional Windsor Cay property management with dynamic pricing pushes occupancy from the Clermont city-wide average to 62-67%. The combined impact of higher occupancy and optimized pricing translates to $10,000 to $25,000 in additional gross revenue, which is a bigger impact than the fee savings alone. Faster turnovers, stronger guest reviews, and optimized nightly pricing compound the difference across a full calendar year.
Know Your Numbers Before You Sign
We manage Windsor Cay rentals at a flat 15-20% fee with no hidden charges. If you want to see what your specific property should actually net, we will run real numbers for your unit, not projections.
Get Your Windsor Cay Rental Analysis
Free consultation. No contracts. Real numbers for your specific property.
Mike Chen
Owner, FunStay Florida | Florida Licensed Realtor, La Rosa Realty
(321) 430-8681 | Mike@MikeChenRealtor.com
Windsor Cay Rental Income and Expenses FAQ
