Windward
Community Development District

Proposed Budget
FY 2027

Table of Contents

1-2	General Fund	

3-7	

General Fund Narrative	

8	

Debt Service Fund Series 2018 A-1	

9	

Amortization Schedule Series 2018 A-1	

10	

Debt Service Fund Series 2020 A-1	

11	

Amortization Schedule Series 2020 A-1	

12	

Capital Reserve Fund	

	Forecast #1	Actuals Thru	Projected Next	Projected Thru	Proposed Budget	
Description	FY2026	2/28/26	7 Months	9/30/26	FY2027	

Revenues						
Assessments - Tax Roll/Direct	$	1,378,623	$	1,310,217	$	68,406	$	1,378,623	$	1,586,593	
Interest Income	$	-	$	12,534	$	5,223	$	17,757	$	-	
Total Revenues	$	1,378,623	$	1,322,751	$	73,629	$	1,396,380	$	1,586,593	

Expenditures						
Administrative						
Supervisors Fees	$	12,000	$	-	$	7,000	$	7,000	$	12,000	
FICA Expense	$	500	$	-	$	292	$	292	$	500	
Engineering	$	16,000	$	808	$	9,333	$	10,141	$	16,000	
Attorney	$	50,000	$	11,186	$	29,167	$	40,353	$	50,000	
Arbitrage	$	900	$	-	$	450	$	450	$	900	
Dissemination	$	10,101	$	3,367	$	6,734	$	10,101	$	10,606	
Reamortization Schedules	$	-	$	250	$	250	$	500	$	-	
Annual Audit	$	6,500	$	6,700	$	-	$	6,700	$	6,800	
Trustee Fees	$	8,008	$	8,443	$	-	$	8,443	$	8,539	
Assessment Administration	$	5,565	$	5,565	$	-	$	5,565	$	5,843	
Management Fees	$	55,000	$	18,333	$	36,667	$	55,000	$	57,750	
Information Technology	$	1,948	$	649	$	1,299	$	1,948	$	2,045	
Website Maintenace	$	1,113	$	371	$	742	$	1,113	$	1,169	
Telephone	$	125	$	-	$	73	$	73	$	125	
Postage	$	800	$	329	$	467	$	795	$	800	
Travel Per Diem	$	660	$	-	$	-	$	-	$	660	
Printing & Binding	$	500	$	105	$	292	$	397	$	500	
Insurance	$	6,817	$	7,028	$	-	$	7,028	$	7,731	
Legal Advertising	$	1,500	$	497	$	875	$	1,372	$	1,500	
Other Current Charges	$	2,000	$	164	$	1,167	$	1,331	$	2,000	
Office Supplies	$	150	$	329	$	88	$	416	$	150	
Property Appraiser	$	500	$	-	$	500	$	500	$	500	
Dues, Licenses & Subscriptions	$	175	$	175	$	-	$	175	$	175	
Total Adminstrative	$	180,862	$	64,299	$	95,393	$	159,693	$	186,293	

Description	Forecast #1 FY2026	Actuals Thru 2/28/26	Projected Next
7 Months	Projected Thru 9/30/26	Proposed Budget FY2027	

Operation & Maintenance						
Field Services	$	24,000	$	8,000	$	16,000	$	24,000	$	25,200	
General Repairs and Maintenance	$	18,500	$	1,377	$	10,792	$	12,168	$	50,000	
Electric	$	160,009	$	44,247	$	91,000	$	135,247	$	150,000	
Water & Sewer	$	300,000	$	76,236	$	108,500	$	184,736	$	205,000	
Security Building Maintenance	$	15,000	$	13,702	$	8,750	$	22,452	$	25,000	
Security Guards	$	-	$	-	$	-	$	-	$	221,000	
Landscape Maintenance	$	260,000	$	73,485	$	105,259	$	178,744	$	252,000	
Landscape Contingency	$	149,552	$	43,560	$	87,239	$	130,799	$	108,000	
Property Insurance	$	10,000	$	6,889	$	-	$	6,889	$	8,000	
Fountain Maintenance	$	14,600	$	4,300	$	8,517	$	12,817	$	20,000	
Lake Maintenance	$	22,100	$	5,900	$	12,892	$	18,792	$	22,100	
Irrigation Repairs	$	100,000	$	5,535	$	7,749	$	13,283	$	30,000	
Roadway Maintenance	$	9,000	$	-	$	5,250	$	5,250	$	9,000	
Sidewalk Repair	$	-	$	45,646	$	-	$	45,646	$	50,000	
Tree Removal	$	-	$	-	$	200,000	$	200,000	$	-	
Contingency	$	65,000	$	4,268	$	5,976	$	10,244	$	25,000	
Total Operation & Maintenance	$	1,147,761	$	333,144	$	667,922	$	1,001,066	$	1,200,300	

Other Expenditures
Capital Reserves - Transfer	

$	50,000	

$	-	

$	50,000	

$	50,000	

$	200,000	
Total Other Expenditures	$	50,000	$	-	$	50,000	$	50,000	$	200,000	
						
Total Expenditures	$	1,378,623	$	397,443	$	813,315	$	1,210,758	$	1,586,593	
						
Excess Revenues/(Expenditures)	$	-	$	925,308	$	(739,686)	$	185,621	$	-	
				
Net Assessment	
$	1,586,593	
Collection Cost (6%)  $		101,272  Gross Assessment  $	1,687,865 

Number of Units	553	
Gross Per Unit	$	3,052	
Net Per Unit	$	2,869	

FY2026	FY2027	Increase/(Decrease)

Gross Per Unit Comparison
Gross

$	2,652	$

3,052	$

400

Windward
Community Development District
GENERAL FUND BUDGET

REVENUES:
Assessments
The District will levy a non-ad valorem assessment on all the assessable property within the District in order to pay for the operating expenditures during the fiscal year.

EXPENDITURES:

Administrative:

Supervisor Fees
Chapter 190, Florida Statutes, allows for each Board member to received $200 per meeting, not to exceed $4,800 per year paid to each Supervisor for the time devoted to District business and meetings. The District anticipates 12 meetings per year, with 2 Board members receiving payment for their attendance at each meeting.
FICA Expense
Represents the Employer’s share of Social Security and Medicare taxes withheld from the Board of Supervisor checks.
Engineering
The District's engineer, Poulos & Bennett, will be providing general engineering services to the District, e.g. attendance and preparation for monthly board meetings, review of invoices and requisitions, preparation and review of contract specifications and bid documents, and various projects assigned as directed by the Board of Supervisors and the District Manager.
Attorney
The District's legal counsel, Latham, Luna, Eden & Beaudine, LLP will be providing general legal services to the District,
e.g. attendance and preparation for monthly meetings, preparation and review of agreements and resolutions, and other research assigned as directed by the Board of Supervisors and the District Manager.
Arbitrage
The District has contracted with AMTEC an independent certified public accountant to annually calculate the District’s Arbitrage Rebate Liability on the Series 2018A-1, 2020-A1, and 2020-A2 Special Assessment Revenue Bonds.
Dissemination
The District is required by the Security and Exchange Commission to comply with Rule 15c2-12(b)(5) which relates to additional reporting requirements for unrated bond issues. Governmental Management Services – Central Florida, LLC provides these services.

Reamortization Schedules
Represents the cost of having revised amortization schedules issued on the District’s bonds when extraordinary redemptions are made.
Annual Audit
The District is required by Florida Statutes to arrange for an independent audit of its financial records on an annual basis. Grau & Associates provides these services.
Trustee Fees
The District will pay annual trustee fees for the Series 2018A-1, 2020A-1 & 2020A-2 Special Assessment Revenue Bonds that are deposited with a Trustee at USBank.
Assessment Administration
The District has contracted with Governmental Management Services-CF, LLC to levy and administer the collection of non-ad valorem assessment on all assessable property within the District.
Management Fees
The District has contracted with Governmental Management Services-Central Florida, LLC to provide Management, Accounting and Recording Secretary Services for the District. The services include, but not limited to, recording and transcription of board meetings, budget preparation, all financial reporting, annual audit, etc.
Information Technology
Represents various cost of information technology for the District such as video conferencing, cloud storage and servers, positive pay implementation and programming for fraud protection, accounting software, tablets for meetings, Adobe, Microsoft Office, etc. Governmental Management Services – Central Florida, LLC provides these systems.
Website Maintenance
Represents the costs associated with monitoring and maintaining the District’s website created in accordance with Chapter 189, Florida Statutes. These services include site performance assessments, security and firewall maintenance, updates, document uploads, hosting and domain renewals, website backups, etc. Governmental Management Services – Central Florida, LLC provides these services.
Telephone
Telephone and fax machine.
Postage
The District incurs charges for mailing of agenda packages, overnight deliveries, checks for vendors and other required correspondence.
Travel Per Diem
The Board of Supervisors can be reimbursed for travel expenditures related to the conducting of District business.

Printing & Binding
Printing and Binding agenda packages for board meetings, printing of computerized checks, stationary, envelopes etc.
Insurance
The District’s general liability and public officials liability insurance coverage is provided by Florida Insurance Alliance (FIA). FIA specializes in providing insurance coverage to governmental agencies.
Legal Advertising
The District is required to advertise various notices for monthly Board meetings, public hearings, etc in a newspaper of general circulation.
Other Current Charges
Represents any miscellaneous expenses incurred during the fiscal year such as bank fees, deposit slips, stop payments, etc.
Office Supplies
The District incurs charges for office supplies that need to be purchased during the fiscal year.
Property Appraiser
Represents a fee charged by Osceola County Property Appraiser’s office for assessment administration services.
Dues, Licenses & Subscriptions
The District is required to pay an annual fee to the Florida Department of Commerce for $175. This is the only expense under this category for the District.

Operation and Maintenance:
Field Services
Governmental Management Services – Central Florida, LLC provides onsite field management of contracts for the District such as landscape and lake maintenance. Services to include bimonthly onsite inspections, meetings with contractors, monitoring of utility accounts, attend Board meetings and receive and respond to property owner phone calls and emails.
General Repairs and Maintenance
Represents estimated costs for facility maintenance.
Electric
Represents estimated costs for electrical accounts with Duke Energy for entrance lighting, irrigation meters and other District areas.

Water & Sewer
Represents estimated costs for water & sewer services with Toho Water Authority for fountain, guardhouse, irrigation meters and other District areas.
Security Building Maintenance
Represents estimated costs for any repairs and maintenance to the guardhouse.
Security Guards
The Security Guards line item covers potential security staffing and maintenance of surveillance cameras to support community safety and system reliability.
Landscape Maintenance
The District will maintain the landscaping within the common areas of the District after installation of landscape material has been completed. Prince & Sons, Inc provides these services.

Description	Monthly	Annual	
Landscape Maintenance	$18,730	$224,760	
Contingency		$27,240	
Total		$252,000	
Landscape Contingency
Represents estimated costs for any additional landscape expenses not covered under the monthly landscape maintenance contract.
Property Insurance
Represents estimated costs for the annual coverage of property insurance. Coverage will be provided by Florida Insurance Alliance (FIA). FIA specializes in providing insurance coverage to governmental agencies.
Fountain Maintenance
The District will schedule the regularly cleaning and treatment of the fountain maintained by the District. The District will be contracting with Resort Pool Services.

Description	Monthly	Annual	
Fountain Maintenance	$800	$9,600	
Contingency		$10,400	
Total		$20,000	

Lake Maintenance
Represents estimated costs for the maintenance of any ponds and lakes located within the District. Aquatic Weed Management, Inc provides these services.
Irrigation Repairs
Represents estimated costs for any repairs to the irrigation system.
Roadway Maintenance
Represents estimated costs for any sidewalk or roadway maintenance for areas maintained by the District.
Sidewalk Repair
Represents costs for repairing and maintaining sidewalks within the District to ensure safety and usability.
Contingency
Represents any additional field expense that may not have been provided for in the budget.

Other Expenditures:
Capital Reserves - Transfer
Funds collected and reserved for the replacement of and/or purchase of new capital improvements throughout the District.

Community Development District Proposed Budget
Debt Service Fund Series 2018 A-1

	Adopted Budget	Actuals Thru	Projected Next		Projected Thru	Proposed Budget	
Description	FY2026	2/28/26	7 Months		9/30/26	FY2027	

Revenues							
Special Assessments - 2018 A1	$	243,648	$	227,271	$	16,377	$	243,648	$	243,648	
Interest Income	$	6,484	$	4,278	$	5,133	$	9,411	$	4,705	
Carry Forward Surplus	$	151,223	$	200,760	$	-	$	200,760	$	162,248	
Total Revenues	$	401,355	$	432,308	$	21,510	$	453,818	$	410,602	

Expenditures							
Series 2018A-1							
Interest - 11/1	$	89,005	$	89,005	$	-	$	89,005	$	85,908	
Special Call - 11/1	$	-	$	50,000	$	-	$	50,000	$	-	
Principal - 5/1	$	65,000	$	-	$	65,000	$	65,000	$	65,000	
Interest - 5/1	$	89,005	$	-	$	87,565	$	87,565	$	85,908	
Total Expenditures	$	243,010	$	139,005	$	152,565	$	291,570	$	236,815	
							
Excess Revenues/(Expenditures)	$	158,345	$	293,303	$	(131,055)	$	162,248	$	173,787	

*Carry forward less amount in Reserve funds.				
Series 2018A-1		
			
Interest - 11/1/2027	$84,250	
					Total 	$84,250 	
	Number of Units	Net per Unit	Net Assessment				
	270	$902	$243,648				

Windward
Community Development District Series 2018 A-1 Special Assessment Bonds Amortization Schedule

Date		Balance		Prinicpal		Interest		Total	
									
11/01/26	$	3,005,000.00	$	-	$	85,907.50	$	238,472.50	
05/01/27	$	3,005,000.00	$	65,000.00	$	85,907.50			
11/01/27	$	2,940,000.00	$	-	$	84,250.00	$	235,157.50	
05/01/28	$	2,940,000.00	$	70,000.00	$	84,250.00			
11/01/28	$	2,870,000.00	$	-	$	82,465.00	$	236,715.00	
05/01/29	$	2,870,000.00	$	75,000.00	$	82,465.00			
11/01/29	$	2,795,000.00	$	-	$	80,552.50	$	238,017.50	
05/01/30	$	2,795,000.00	$	80,000.00	$	80,552.50			
11/01/30	$	2,715,000.00	$	-	$	78,272.50	$	238,825.00	
05/01/31	$	2,715,000.00	$	80,000.00	$	78,272.50			
11/01/31	$	2,635,000.00	$	-	$	75,992.50	$	234,265.00	
05/01/32	$	2,635,000.00	$	85,000.00	$	75,992.50			
11/01/32	$	2,550,000.00	$	-	$	73,570.00	$	234,562.50	
05/01/33	$	2,550,000.00	$	90,000.00	$	73,570.00			
11/01/33	$	2,460,000.00	$	-	$	71,005.00	$	234,575.00	
05/01/34	$	2,460,000.00	$	95,000.00	$	71,005.00			
11/01/34	$	2,365,000.00	$	-	$	68,297.50	$	234,302.50	
05/01/35	$	2,365,000.00	$	100,000.00	$	68,297.50			
11/01/35	$	2,265,000.00	$	-	$	65,447.50	$	233,745.00	
05/01/36	$	2,265,000.00	$	110,000.00	$	65,447.50			
11/01/36	$	2,155,000.00	$	-	$	62,312.50	$	237,760.00	
05/01/37	$	2,155,000.00	$	115,000.00	$	62,312.50			
11/01/37	$	2,040,000.00	$	-	$	59,035.00	$	236,347.50	
05/01/38	$	2,040,000.00	$	120,000.00	$	59,035.00			
11/01/38	$	1,920,000.00	$	-	$	55,615.00	$	234,650.00	
05/01/39	$	1,920,000.00	$	130,000.00	$	55,615.00			
11/01/39	$	1,790,000.00	$	-	$	51,910.00	$	237,525.00	
05/01/40	$	1,790,000.00	$	135,000.00	$	51,910.00			
11/01/40	$	1,655,000.00	$	-	$	47,995.00	$	234,905.00	
05/01/41	$	1,655,000.00	$	145,000.00	$	47,995.00			
11/01/41	$	1,510,000.00	$	-	$	43,790.00	$	236,785.00	
05/01/42	$	1,510,000.00	$	155,000.00	$	43,790.00			
11/01/42	$	1,355,000.00	$	-	$	39,295.00	$	238,085.00	
05/01/43	$	1,355,000.00	$	160,000.00	$	39,295.00			
11/01/43	$	1,195,000.00	$	-	$	34,655.00	$	233,950.00	
05/01/44	$	1,195,000.00	$	170,000.00	$	34,655.00			
11/01/44	$	1,025,000.00	$	-	$	29,725.00	$	234,380.00	
05/01/45	$	1,025,000.00	$	180,000.00	$	29,725.00			
11/01/45	$	845,000.00	$	-	$	24,505.00	$	234,230.00	
05/01/46	$	845,000.00	$	195,000.00	$	24,505.00			
11/01/46	$	650,000.00	$	-	$	18,850.00	$	238,355.00	
05/01/47	$	650,000.00	$	205,000.00	$	18,850.00			
11/01/47	$	445,000.00	$	-	$	12,905.00	$	236,755.00	
05/01/48	$	445,000.00	$	215,000.00	$	12,905.00			
11/01/48	$	230,000.00	$	-	$	6,670.00	$	234,575.00	
05/01/49	$	230,000.00	$	230,000.00	$	6,670.00	$	236,670.00	
			$	3,005,000.00	$	2,506,045.00	$	5,663,610.00	

Windward
Community Development District Proposed Budget
Debt Service Fund Series 2020 A-1

Description	Adopted Budget FY2026	Actuals Thru 2/28/26	Projected Next
7 Months	Projected Thru 9/30/26	Proposed Budget FY2027	

Revenues						
Special Assessments - 2020 A1	$	255,379	$	241,850	$	13,529	$	255,379	$	255,379	
Interest Income	$	10,568	$	11,442	$	13,731	$	25,173	$	12,586	
Carry Forward Surplus	$	135,605	$	571,838	$	-	$	571,838	$	599,163	
Total Revenues	$	401,553	$	825,131	$	27,259	$	852,391	$	867,129	

Expenditures						
Series 2020A-1						
Interest - 11/1	$	84,114	$	84,114	$	-	$	84,114	$	82,563	
Principal - 5/1	$	85,000	$	-	$	85,000	$	85,000	$	90,000	
Interest - 5/1	$	84,114	$	-	$	84,114	$	84,114	$	82,563	
Total Expenditures	$	253,228	$	84,114	$	169,114	$	253,228	$	255,125	
						
Excess Revenues/(Expenditures)	$	148,325	$	741,017	$	(141,854)	$	599,163	$	612,004	

*Carry forward less amount in Reserve funds.

Series 2020 A-1
Interest - 11/1/2027	$80,920

Total 	$80,920 

 Number of Units	Net per Unit	Net Assessment 

	283	$902	$255,379	

Series 2020 A-1 Special Assessment Bonds Amortization Schedule

Date		Balance		Prinicpal		Interest		Total	
									
11/01/26	$	3,810,000.00	$	-	$	82,562.50	$	251,676.25	
05/01/27	$	3,810,000.00	$	90,000.00	$	82,562.50	$	-	
11/01/27	$	3,720,000.00	$	-	$	80,920.00	$	253,482.50	
05/01/28	$	3,720,000.00	$	90,000.00	$	80,920.00	$	-	
11/01/28	$	3,630,000.00	$	-	$	79,277.50	$	250,197.50	
05/01/29	$	3,630,000.00	$	95,000.00	$	79,277.50	$	-	
11/01/29	$	3,535,000.00	$	-	$	77,543.75	$	251,821.25	
05/01/30	$	3,535,000.00	$	100,000.00	$	77,543.75	$	-	
11/01/30	$	3,435,000.00	$	-	$	75,718.75	$	253,262.50	
05/01/31	$	3,435,000.00	$	105,000.00	$	75,718.75	$	-	
11/01/31	$	3,330,000.00	$	-	$	73,487.50	$	254,206.25	
05/01/32	$	3,330,000.00	$	110,000.00	$	73,487.50	$	-	
11/01/32	$	3,220,000.00	$	-	$	71,150.00	$	254,637.50	
05/01/33	$	3,220,000.00	$	110,000.00	$	71,150.00	$	-	
11/01/33	$	3,110,000.00	$	-	$	68,812.50	$	249,962.50	
05/01/34	$	3,110,000.00	$	115,000.00	$	68,812.50	$	-	
11/01/34	$	2,995,000.00	$	-	$	66,368.75	$	250,181.25	
05/01/35	$	2,995,000.00	$	120,000.00	$	66,368.75	$	-	
11/01/35	$	2,875,000.00	$	-	$	63,818.75	$	250,187.50	
05/01/36	$	2,875,000.00	$	125,000.00	$	63,818.75	$	-	
11/01/36	$	2,750,000.00	$	-	$	61,162.50	$	249,981.25	
05/01/37	$	2,750,000.00	$	135,000.00	$	61,162.50	$	-	
11/01/37	$	2,615,000.00	$	-	$	58,293.75	$	254,456.25	
05/01/38	$	2,615,000.00	$	140,000.00	$	58,293.75	$	-	
11/01/38	$	2,475,000.00	$	-	$	55,318.75	$	253,612.50	
05/01/39	$	2,475,000.00	$	145,000.00	$	55,318.75	$	-	
11/01/39	$	2,330,000.00	$	-	$	52,237.50	$	252,556.25	
05/01/40	$	2,330,000.00	$	150,000.00	$	52,237.50	$	-	
11/01/40	$	2,180,000.00	$	-	$	49,050.00	$	251,287.50	
05/01/41	$	2,180,000.00	$	155,000.00	$	49,050.00	$	-	
11/01/41	$	2,025,000.00	$	-	$	45,562.50	$	249,612.50	
05/01/42	$	2,025,000.00	$	165,000.00	$	45,562.50	$	-	
11/01/42	$	1,860,000.00	$	-	$	41,850.00	$	252,412.50	
05/01/43	$	1,860,000.00	$	170,000.00	$	41,850.00	$	-	
11/01/43	$	1,690,000.00	$	-	$	38,025.00	$	249,875.00	
05/01/44	$	1,690,000.00	$	180,000.00	$	38,025.00	$	-	
11/01/44	$	1,510,000.00	$	-	$	33,975.00	$	252,000.00	
05/01/45	$	1,510,000.00	$	190,000.00	$	33,975.00	$	-	
11/01/45	$	1,320,000.00	$	-	$	29,700.00	$	253,675.00	
05/01/46	$	1,320,000.00	$	195,000.00	$	29,700.00	$	-	
11/01/46	$	1,125,000.00	$	-	$	25,312.50	$	250,012.50	
05/01/47	$	1,125,000.00	$	205,000.00	$	25,312.50	$	-	
11/01/47	$	920,000.00	$	-	$	20,700.00	$	251,012.50	
05/01/48	$	920,000.00	$	215,000.00	$	20,700.00	$	-	
11/01/48	$	705,000.00	$	-	$	15,862.50	$	251,562.50	
05/01/49	$	705,000.00	$	225,000.00	$	15,862.50	$	-	
11/01/49	$	480,000.00	$	-	$	10,800.00	$	251,662.50	
05/01/50	$	480,000.00	$	235,000.00	$	10,800.00	$	-	
11/1/50	$	245,000.00	$	-	$	5,512.50	$	251,312.50	
5/1/51	$	245,000.00	$	245,000.00	$	5,512.50	$	250,512.50	
			$	3,810,000.00	$	2,566,045.00	$	6,545,158.75	

Proposed Budget Capital Reserve Fund

	Adopted Budget FY2026	Actuals Thru 2/28/26	Projected Next
7 Months	Total Projected 9/30/26	Proposed Budget FY2027	

Revenues							
Interest	$	311	$	697	$	348	$	1,045	$	523	
Carry Forward Surplus	$	277,041	$	50,932	$	-	$	50,932	$	101,978	
Total Revenues	$	277,352	$	51,629	$	348	$	51,978	$	102,500	

Expenditures							
Capital Outlay	$	-	$	-	$	-	$	-	$	-	
Total Expenditures	$	-	$	-	$	-	$	-	$	-	

Other Financing Sources/(Uses)							
Transfer In (Out)	$	37,841	$	-	$	50,000	$	50,000	$	200,000	
Total Other Financing Sources/(Uses)	$	37,841	$	-	$	50,000	$	50,000	$	200,000	
							
Excess Revenues/(Expenditures)	$	315,193	$	51,629	$	50,348	$	101,978	$	302,500