Windwater is a new-construction community by Mattamy Homes in Parrish, Manatee County priced from $399K to $540K. The community features offering single-family homes. Zoned for School District of Manatee County. Contact Barrett Henry for free buyer representation and current incentive details.
Current Builder Incentive
Semi-Annual Sale — savings on select homes
Verified Jul 19, 2026
Confirm This IncentiveWindwater at a Glance
| Price Range | $399K – $540K |
| HOA Monthly | $120/month |
| School District | School District of Manatee County |
| Status | Now Selling |
| Home Types | Single-Family Homes |
Amenities
Current Incentive
Semi-Annual Sale — savings on select homes
Mattamy Homes Special Offers
Semi-Annual Sale — savings on select homes
Full terms at Mattamy HomesScraped Jul 19, 2026 — verify current terms with Mattamy Homes or contact Barrett
About Windwater
Windwater is a gated Mattamy Homes community that pulls in a lot of young families and move-up buyers — people who want something new, something safe for the kids, and a little breathing room without pushing into luxury price territory. The pool setup here is legitimate: covered social terrace, poolside cabanas, a sundeck, and a grill area means weekends actually have somewhere to happen. There's a tot lot for the younger kids and a dog park, which tells you a lot about who's buying here. It's not a party neighborhood and it's not a retirement neighborhood. It's the kind of place where neighbors wave from driveways and you'll see bikes in the cul-de-sacs on Saturday mornings. The gated entry adds a layer of privacy that matters to a lot of buyers in this price range. Parrish sits in northern Manatee County, and this corridor has been one of the fastest-growing areas in the entire Tampa Bay region for good reason. You're close enough to get the benefits of both markets — Tampa to the north and Sarasota-Bradenton to the south — without paying prices in either direction. Fort Hamer Road connects you to I-75 fairly quickly, and from there you're looking at roughly 45 minutes to downtown Tampa, about 30 minutes to Bradenton, and under an hour to Sarasota. Ellenton Premium Outlets is a short drive away, and Fort Hamer Park gives you kayak launches onto the Manatee River. Students here fall under the School District of Manatee County, which has been building new capacity in this area to keep pace with growth — worth asking specifically about current school assignments when you visit, as boundaries in fast-growing areas like this can shift. The $120/month HOA covers your gated access and common area maintenance, which is reasonable for what you're getting in amenities. Like most new construction communities in Manatee County, verify upfront whether Windwater carries a CDD — some Parrish communities do, and it'll show up on your tax bill as a separate line item that affects your true monthly cost. Mattamy builds in concrete block, which matters for insurance underwriting in Florida. Their floor plans tend to be thoughtfully laid out with good use of square footage, though like any production builder, you'll want a buyer's agent walking you through the design center process so you're not overpaying for upgrades that get lost in the financing. Build timelines with Mattamy in active communities like this generally run six to ten months depending on where the spec or build-to-order falls in the production schedule. Get that timeline in writing.
New Homes From
$399K – $540K
Barrett's Take on Windwater
Here's my take on Windwater — it's one of the more interesting options in Parrish right now, and Mattamy is a builder I genuinely respect for putting thought into how a floor plan actually lives. You're not just getting square footage; you're getting layouts that make sense — kitchens that connect to living spaces, owners suites that feel separated from the rest of the house, storage where you actually need it. That matters more than most buyers realize until they've been in a home for six months. The price range puts you in the high $300s to low $500s, which for a gated community in Manatee County with a pool, cabanas, and a dog park is reasonable. The $120/month HOA is on the lower side for what you're getting, so verify exactly what it covers — typically exterior common area maintenance and amenity upkeep — and confirm whether there's a CDD layered on top. Many Parrish communities carry CDD fees that show up on your property tax bill rather than your HOA statement, and that number can add $1,500 to $3,000 or more annually depending on the district. Ask the sales rep directly: what's the estimated total CDD assessment, and what year does it mature? Get it in writing. On negotiating: Mattamy tends to flex more on design center upgrades and closing cost contributions than on base price. During their Semi-Annual Sale, the savings on select homes can be real — but "select homes" usually means inventory homes they want to move, not your first-choice lot. If you're buying to-be-built, the sale may not apply the same way, so get clarity upfront. Lot premiums at communities like this typically run $10,000 to $30,000+ for pond views or conservation buffers, and those aren't always negotiable — but sometimes they'll absorb part of a lot premium into a closing cost credit if the home has been sitting. Bring a competing Loan Estimate if they're pushing their preferred lender; Mattamy sometimes ties incentives to using their financing, and you'll want to do the math on whether the credit outweighs a better rate elsewhere over a 30-year loan. For day-to-day life: Parrish is growing fast, and Windwater sits in that expanding northeast Manatee County corridor near US-301 and Fort Hamer Road. You're looking at roughly 45 to 55 minutes to downtown Tampa depending on traffic, with the Selmon Expressway adding some relief if you're heading to South Tampa or MacDill AFB. Bradenton and Sarasota are more accessible — 25 to 35 minutes south on US-41 or I-75. The Manatee County school district serves this area; Buffalo Creek Middle and Parrish Community High are the typical feeders, and both have been improving but aren't the standout schools you'd find in parts of Hillsborough or Pasco. If schools are a top priority, that's worth researching before you commit. The vibe out here is suburban and quiet — newer streets, young families, not a lot of walkability yet, but the area is adding retail and restaurants along US-301 quickly. If you want move-in ready and don't want to wait on construction, ask specifically which homes are available now — Mattamy's build timelines have generally been in the 10 to 14 month range, though that can shift.
Barrett Henry, REALTOR®
Broker Associate at REMAX Collective · 23+ years of real estate experience
What You'll Find at Windwater
Home Types Available
Detached homes with private yards, typically 3-5 bedrooms with owners suites and 2-car garages.
Community Amenities
School District
School District of Manatee County
Verify current zoning with the district before purchase.
HOA Details
$120/month
Covers community maintenance and amenities. Ask Barrett for the full HOA disclosure.
County
Builder
Why Buyers Choose Windwater
Located in Parrish, Manatee County — easy access to Tampa Bay employment centers, beaches, and everyday conveniences.
Competitively priced from $399K to $540K — strong value for new construction in Manatee County.
Built by Mattamy Homes, established in 1978 — a builder with a track record Tampa Bay buyers can evaluate before signing.
Community amenities include Gated Entry, Community Pool, Covered Social Terrace and 5 more — lifestyle perks that come with your HOA.
About Mattamy Homes
Mattamy Homes was founded in 1978 in Canada by Peter Gilgan, and it's grown into the largest privately-owned homebuilder in North America. That's not a small distinction — privately owned means they're not answering to Wall Street every quarter, which often translates into longer-term thinking about design and community planning.
Other Mattamy Homes Communities
Visit Windwater with Barrett — Not the Sales Team
The on-site sales rep at Windwater works for Mattamy Homes. They will not tell you about the lot premium you should avoid, the upgrades that do not add resale value, or the contract clauses that favor the builder. Barrett handles all of that. His representation costs you nothing — the builder pays the commission. Call (813) 692-9099 or fill out the form below.
Current Incentive at Windwater
Semi-Annual Sale — savings on select homes
Builder incentives change frequently. Barrett can confirm this incentive is still available and help you take full advantage of it.
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Frequently Asked Questions About Windwater
How much do homes cost in Windwater?
New homes in Windwater are priced from $399K to $540K. Pricing depends on the floor plan, lot premium, and design center selections. Contact Barrett Henry at (813) 692-9099 for the most current pricing and available incentives.
Who is the builder of Windwater?
Windwater is built by Mattamy Homes. Mattamy Homes was founded in 1978 in Canada by Peter Gilgan, and it's grown into the largest privately-owned homebuilder in North America. Barrett Henry provides free buyer representation so you have an agent working for you, not the builder.
What amenities does Windwater offer?
Windwater amenities include Gated Entry, Community Pool, Covered Social Terrace, Poolside Cabanas, Sundeck, Tot Lot, Grill Area, Dog Park. The HOA fee is $120 per month, which covers community maintenance and amenity access.
What schools serve Windwater?
Windwater is located in Parrish, Manatee County and is zoned for School District of Manatee County schools. School zoning can change, so verify current assignments with the district before purchasing.
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Manatee County New Construction Guide
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Last updated: July 20, 2026
Ask Barrett About Windwater
Interested in Windwater? Barrett will schedule a private tour, check current incentives, review the builder's contract, and negotiate on your behalf. Free to you.