$60K-$150K+
Annual Gross Revenue
5.5%-7%
Cap Rate Range
$475-$600
Monthly HOA
62-67%
Avg Occupancy
The Real Numbers
Windsor Cay Rental Income Looks Strong on Paper. Here Is What the Numbers Actually Say.
Windsor Cay is the newest vacation rental community near Disney World, and every buyer I talk to has the same two questions. How much Windsor Cay rental income can I actually expect? And what is my Windsor Cay property value going to look like once the community is built out?
Those are fair questions. This is a brand-new Pulte Homes community in Clermont with a waterpark, lazy river, and floor plans up to 10 bedrooms. The projections look good. But projections and reality are not always the same thing, and I have managed enough Windsor Cay Resort Airbnb properties to know where the gaps show up.
This is the full breakdown. Property values by floor plan, realistic vacation rental income Orlando owners should expect, every expense line by line, and how Windsor Cay stacks up against communities that have been doing this for over a decade.
Property Values
What Is Your Windsor Cay Property Value Right Now?
Windsor Cay property value starts at $522,990 for a 5-bedroom townhome and goes up to $1,595,000 for a 10-bedroom Clearwater Grand. Pulte Homes is the sole builder, which means pricing follows their construction schedule, not the open resale market.
| Model | Beds / Baths | Sq Ft | Starting Price |
|---|---|---|---|
| Castaway (Townhome) | 5 BD / 4.5 BA | 2,271 | ~$523,000 |
| Windston | 5 BD / 4 BA | 2,490 | ~$600,000 |
| Lakeshore | 5 BD / 4.5 BA | 2,587 | $689,990 |
| Hideaway | 5 BD / 4 BA | 2,490 | ~$650,000 |
| Seashore | 7 BD / 5.5 BA | 3,281 | $729,990 |
| Baymont | 8 BD / 6 BA | 4,034 | ~$850,000 |
| Clearwater | 9 BD / 6 BA | 4,393 | ~$950,000 |
| Clearwater Grand | 10 BD / 8 BA | 4,393 | Up to $1,595,000 |
There is very little resale data yet because the community is still being built. Pulte has 692 homes planned, with around 7 available as of mid-2026, including 6 move-in ready. Current buyer incentives include up to $13,500 in credits ($7,500 closing cost + $6,000 prepaid HOA).
Here is the thing about Windsor Cay property value that buyers need to understand: you are buying at the builder’s price, not at market-tested comps. That is a different kind of Windsor Cay investment than buying into a community with 15 years of sales history. The upside is you get brand-new construction. The risk is there is no resale track record to benchmark against.
Revenue
How Much Rental Income Does Windsor Cay Generate?
Windsor Cay rental income depends heavily on bedroom count, furnishing quality, and whether you have a professional pricing strategy in place. Here is what the numbers look like across property types.
| Property Type | Gross Annual | Estimated NOI | Occupancy |
|---|---|---|---|
| 5 BD Townhome | $60,000 – $72,000 | $32,000 – $37,000 | 62-67% |
| 7 BD Single-Family | $85,000 – $110,000 | $45,000 – $55,000 | 62-67% |
| 9-10 BD Estate | $125,000 – $150,000+ | $60,000 – $75,000 | 62-67% |
Peak season occupancy at Windsor Cay Resort Airbnb listings hits 85% or higher, driven by school breaks and holiday travel. Off-peak months (September, January, early February) drop to 45 to 55%. The Clermont market as a whole averages 59% occupancy and $280 per night according to AirDNA data from June 2026.
One thing worth noting: AirDNA reports Clermont-area revenue grew 58.4% year-over-year and ADR climbed 13.6%. That is a strong growth trend for vacation rental income Orlando owners care about, and Windsor Cay is positioned to ride that wave as Epic Universe (opened Summer 2025, 20 miles away) continues drawing new tourists to the corridor.
What I see on the ground:
Owners who invest in themed rooms, professional photography, and strong Windsor Cay Resort Airbnb management consistently land in the upper half of these ranges. Owners who furnish with builder-grade basics and self-manage with flat pricing land at the bottom. The gap between the two is $15,000 to $30,000 per year.
Expenses
What Expenses Do Windsor Cay Owners Pay? The Full Breakdown.
This is where it gets real. I will walk through every line item, so you know the full short-term rental expenses Clermont owners face at Windsor Cay.
HOA Fees
Windsor Cay HOA fees run $475 to $600 per month, or $5,700 to $7,200 per year. Unlike ChampionsGate’s triple HOA structure that catches owners off guard, Windsor Cay has a single, straightforward HOA payment.
What are the HOA fees at Windsor Cay Resort actually covering? Quite a bit: lawn care, irrigation, trash removal, cable TV (about 75 channels), high-speed internet (400 Mbps to 1 Gbps), and full access to the Reef Club waterpark, fitness center, mini golf, and sports courts. That bundled internet and cable alone saves you $1,200 to $2,400 per year compared to communities where those are separate bills.
⚠ Developer subsidy warning:
Current Windsor Cay HOA fees are subsidized by Pulte Homes during the build-out phase. Once the developer exits the HOA (after most of the 692 homes are sold), these fees are expected to increase 30 to 40%. A $500/month HOA could become $650 to $700/month. Budget for it now.
CDD Assessment
The Community Development District assessment shows up on your Lake County property tax bill. Townhomes pay $1,000 to $1,300 per year. Single-family homes on 40-foot lots pay $1,800 to $2,000. Larger 50-foot lots pay $2,200 to $2,400.
Full Annual Expense Table (7 BD Single-Family Example)
| Expense | Annual Cost |
|---|---|
| HOA | $6,000 – $7,200 |
| CDD Assessment | $1,800 – $2,000 |
| Property Tax (~1.6% of $730K) | ~$11,680 |
| Insurance | $3,000 – $6,000 |
| Utilities (electric, water, pool) | $8,000 – $12,000 |
| Property Management (18% of $95K) | ~$17,100 |
| Maintenance & Repairs | $2,000 – $4,000 |
| Supplies & Streaming | $500 – $1,000 |
| Total Annual Expenses | $50,080 – $60,980 |
Against gross income of $85,000 to $110,000, a 7-bedroom owner keeps roughly $24,000 to $60,000 before mortgage. That is the real picture of what expenses Windsor Cay owners pay once you account for every line item.
The hidden startup cost:
Pulte delivers every home completely unfurnished. No beds, no couches, no kitchen supplies. You need to budget $45,000 to $80,000 for a full furnishing package before your first guest checks in. That cost does not appear in most projections, but it directly affects your Year 1 return on a Windsor Cay investment.
Guest-Facing Taxes
Windsor Cay sits in Lake County, not Osceola County. That matters. The combined transient rental tax rate in Lake County is 10% (6% Florida state + 4% local tourist development tax). In Osceola County, where communities like Windsor Hills and Storey Lake are located, the combined rate is 12%. That 2% difference makes your Windsor Cay listing more price-competitive for guests booking in the same corridor.
Return on Investment
Is Windsor Cay a Good Investment in 2026?
On paper, Windsor Cay shows cap rates of 5.5 to 7% and cash-on-cash returns of 8 to 12% for leveraged buyers. Those are solid numbers for the Orlando market. But is Windsor Cay a good investment in 2026 once you look beyond the projections?
Let me run a real scenario. Take a 7-bedroom Seashore model at $730,000. With 25% down ($182,500) plus $65,000 for furnishing, your total cash investment is about $247,500. If you gross $95,000 and net $40,000 after all operating expenses, your cash-on-cash before mortgage is 16.2%. After a mortgage payment of roughly $3,200/month ($38,400/year) on a 30-year fixed at 6.8%, you are looking at $1,600 in annual cash flow.
That is tight. And it depends entirely on hitting the upper range of Windsor Cay rental income. If you gross $85,000 instead of $95,000, you are cash-flow negative in Year 1. The math works better if you can push occupancy above the Clermont average with strong pricing and professional management.
The new-community bet:
When you buy a Windsor Cay investment property, you are betting on appreciation in a maturing community and growing Clermont-area demand. That is a different play than buying a proven performer in an established Orlando short-term rental community. Both can work. The question is which risk profile fits you.
Community Comparison
Windsor Cay vs Windsor Hills Rental Income and Other Resort Communities
I get asked about Windsor Cay vs Windsor Hills rental income all the time. Here is how the major communities compare side by side.
| Factor | Windsor Cay | Windsor Hills | ChampionsGate | Storey Lake |
|---|---|---|---|---|
| Location | Clermont (Lake Co.) | Kissimmee (Osceola) | Davenport | Kissimmee (Osceola) |
| Built | 2023+ (new) | 2004-2008 | 2015+ | 2017+ |
| Entry Price | ~$523K+ | ~$300K-$450K | ~$350K-$600K | ~$350K-$550K |
| Bed Count | 5-10 BD | 3-7 BD | 5-14 BD | 4-9 BD |
| Tourist Tax | 10% | 12% | 11-12% | 12% |
| Internet in HOA | Yes | No | No | No |
| Rental Track Record | Limited (new) | 15+ years | 8-11 years | 7-9 years |
| Maintenance Risk | Low | Higher (aging) | Moderate | Moderate |
Windsor Hills wins on entry price and proven demand. Windsor Cay wins on new construction, modern amenities, and the short-term rental expenses Clermont owners save with bundled internet and cable. ChampionsGate and Storey Lake fall in between.
If you are weighing Windsor Cay property value against a 20-year-old Windsor Hills home, consider this: new construction means zero deferred maintenance for 5 to 7 years. No surprise HVAC replacement ($8,000 to $12,000), no roof issues, no outdated kitchens that drag down your nightly rate. That is real savings, even if you are comparing your property’s resale potential down the road.
Owner Intel
Three Things Windsor Cay Owners Should Know Right Now
1. The HOA will go up. I can not stress this enough. Developer-subsidized Windsor Cay HOA fees are temporarily low. When Pulte exits, you will carry the full cost of maintaining a waterpark, lazy river, restaurant, fitness center, and 24-hour gated entry. Plan for $650 to $700/month, not the current $475 to $600.
2. Furnishing is not optional and it is not cheap. The difference between a listing that grosses $60,000 and one that grosses $85,000 on the same floor plan is almost always furnishing and photography. Themed game rooms, high-end pool furniture, and professional staging cost $45,000 to $80,000. It is the biggest variable in your Windsor Cay rental income.
3. The community is building its reputation. Windsor Cay Resort Airbnb listings are still accumulating reviews and search ranking. Established communities have hundreds of five-star listings. You are starting from zero. That gap closes over time, but Year 1 and Year 2 performance often trails the projections. A property manager who understands the full cost of short-term rental operations can close that gap faster.
Know Your Number. Then Act on It.
Whether you are buying into Windsor Cay or already own here, the next step is the same: know exactly what your property can earn with the right strategy. We manage Windsor Cay homes at a flat 15-20% rate with no hidden fees. Real Windsor Cay rental income starts with real management.
FAQ
Windsor Cay Rental Income and Property Value: Common Questions
How much rental income does Windsor Cay generate?
Windsor Cay rental income ranges from $60,000 to $72,000 gross for a 5-bedroom townhome, $85,000 to $110,000 for a 7-bedroom, and $125,000 to $150,000+ for 9 to 10-bedroom estates. Occupancy averages 62 to 67% with 85%+ during peak seasons. Actual income depends on furnishing quality, pricing strategy, and property management.
What are the HOA fees at Windsor Cay Resort?
Windsor Cay HOA fees currently run $475 to $600 per month. They cover lawn, trash, cable, internet up to 1 Gbps, and full Reef Club waterpark access. These fees are developer-subsidized and expected to increase 30 to 40% after Pulte exits the HOA. Budget for $650 to $700/month long-term.
Is Windsor Cay a good investment in 2026?
Windsor Cay shows 5.5 to 7% cap rates and 8 to 12% cash-on-cash returns on paper. The upside is brand-new construction, a lower 10% tourist tax rate versus 12% in Osceola County, and bundled HOA services. The risk is limited rental history, rising HOA fees after developer exit, and $45,000 to $80,000 in required furnishing before your first booking.
How does Windsor Cay compare to Windsor Hills for rental income?
Windsor Cay vs Windsor Hills rental income is a question of new versus proven. Windsor Hills costs less ($300K to $450K entry), sits 3 miles from Disney, and has 15+ years of strong Airbnb performance. Windsor Cay costs more ($523K+) but offers newer homes, a waterpark with lazy river, floor plans up to 10 bedrooms, and included internet and cable in the HOA.
What expenses do Windsor Cay owners pay annually?
Total annual expenses for a 7-bedroom Windsor Cay home run $50,000 to $61,000. That includes HOA ($6,000 to $7,200), CDD ($1,800 to $2,000), property taxes (~$11,680 on a $730K home), insurance ($3,000 to $6,000), utilities ($8,000 to $12,000), property management (15 to 20% of gross), and general maintenance. Plus $45,000 to $80,000 in one-time furnishing costs upfront.
