Windsor at Westside
Community Development District

Proposed Budget
FY2026

6M3

Table of Contents

1-2	General Fund	

3-7	

General Fund Narrative	

8	

Debt Service Fund Series 2015	

9	

Amortization Schedule Series 2015	

10	

Debt Service Fund Series 2016	

11	

Amortization Schedule Series 2016	

12	

Capital Reserve Fund	

	Adopted Budget
FY2025		Actuals Thru
3/31/25	Projected Next
6 Months	Projected Thru
9/30/25		Proposed Budget
FY2026	

Revenues									
O&M Assessments	$	731,873	$	659,608	$	72,265	$	731,873	$	731,873	
Total Revenues	$	731,873	$	659,608	$	72,265	$	731,873	$	731,873	

Expenditures									
General & Administrative									
Supervisor Fee	$	7,200	$	800	$	1,400	$	2,200	$	7,200	
FICA Expense	$	367	$	46	$	71	$	117	$	367	
Engineering	$	5,000	$	200	$	2,500	$	2,700	$	5,000	
Attorney	$	10,000	$	431	$	5,000	$	5,431	$	10,000	
Arbitrage	$	900	$	-	$	900	$	900	$	900	
Dissemination	$	7,350	$	3,675	$	3,675	$	7,350	$	7,571	
Annual Audit	$	4,100	$	-	$	4,200	$	4,200	$	4,300	
Trustee Fees	$	7,000	$	-	$	7,000	$	7,000	$	7,700	
Assessment Administration	$	5,565	$	5,565	$	-	$	5,565	$	5,732	
Management Fees	$	47,134	$	23,567	$	23,567	$	47,134	$	48,548	
Information Technology	$	2,004	$	1,002	$	1,002	$	2,004	$	2,064	
Website Maintenance	$	1,113	$	557	$	557	$	1,113	$	1,146	
Postage	$	300	$	371	$	150	$	521	$	600	
Insurance	$	7,359	$	7,359	$	-	$	7,359	$	9,403	
Printing & Binding	$	500	$	11	$	250	$	261	$	500	
Legal Advertising	$	3,000	$	692	$	2,308	$	3,000	$	3,000	
Other Current Charges	$	1,000	$	470	$	500	$	970	$	1,000	
Property Appraiser	$	500	$	217	$	-	$	217	$	500	
Office Supplies	$	200	$	1	$	100	$	101	$	200	
Dues, Licenses & Subscriptions	$	175	$	175	$	-	$	175	$	175	
Total General & Administrative:	$	110,767	$	45,137	$	53,180	$	98,317	$	115,906	

	Adopted Budget	Actuals Thru	Projected Next	Projected Thru	Proposed Budget	
	FY2025	3/31/25	6 Months	9/30/25	FY2026	

Operations & Maintenance						
Contract Services						
Field Services	$	15,000	$	7,500	$	7,500	$	15,000	$	15,450	
Landscape Maintenance - Contract	$	60,997	$	29,448	$	30,498	$	59,947	$	62,826	
Lake Maintenance	$	11,264	$	5,688	$	5,688	$	11,376	$	12,039	
Property Insurance	$	4,127	$	3,561	$	-	$	3,561	$	4,127	
Repairs & Maintenance						
Landscape Maintenance - Other	$	20,000	$	1,653	$	18,347	$	20,000	$	25,000	
Repairs and Maintenance	$	20,000	$	-	$	10,000	$	10,000	$	20,000	
Operating Supplies	$	1,000	$	-	$	500	$	500	$	1,000	
Irrigation Repairs	$	20,000	$	26,841	$	10,000	$	36,841	$	50,000	
Signage	$	800	$	-	$	400	$	400	$	800	
Fountain Maintenance	$	10,710	$	3,502	$	3,554	$	7,055	$	11,031	
Wetland Maintenance	$	10,000	$	5,386	$	4,614	$	10,000	$	10,000	
Subtotal	$	173,898	$	83,579	$	91,101	$	174,680	$	212,273	
Utilitiy						
Electric	$	5,808	$	1,794	$	4,014	$	5,808	$	6,389	
Irrigation & Water	$	405,900	$	21,187	$	202,950	$	224,137	$	275,000	
Other						
Contingency	$	10,500	$	-	$	5,250	$	5,250	$	10,500	
Subtotal	$	422,208	$	22,981	$	212,214	$	235,195	$	291,889	
						
Total Operations & Maintenance:	$	596,106	$	106,560	$	303,315	$	409,875	$	504,162	

Other Expenditures						
Transfer Out - Capital Reserve	$	25,000	$	-	$	25,000	$	25,000	$	111,805	
Total Other Expenditures	$	25,000	$	-	$	25,000	$	25,000	$	111,805	
						
Total Expenditures	$	731,873	$	151,697	$	381,495	$	533,192	$	731,873	
						
Excess Revenues/(Expenditures)	$	-	$	507,911	$	(309,230)	$	198,681	$	-	
						
Fund Balance - Beginning	$	-	$	113,147	$	-	$	113,147	$	-	
						
Fund Balance - Ending	$	-	$	621,058	$	(309,230)	$	311,828	$	-	

Net Assessments	
FY2025
$	731,873	
FY2026
$	731,873	
Add: Discounts & Collection  $		46,715 $		46,715  Gross Assessments  $	778,589  $	778,589 

FISCAL YEAR 2026

Product Type	Per Unit Net O&M
Assessment	Per Unit Gross O&M
Assessment	
Townhome - 25'	$	1,023	$	1,088	
Single Family 40'	$	1,091	$	1,161	
Single Family 50'	$	1,364	$	1,451	

GROSS PER UNIT ASSESSMENT COMPARISON CHART

Product Type	No. of Units	FY2025
Gross Per Unit Assessments	FY2026
Gross Per Unit Assessments	Increase/ (Decrease)	
Townhome - 25'	148	$	1,088	$	1,088	$	-	
Single Family 40'	192	$	1,161	$	1,161	$	-	
Single Family 50'	272	$	1,451	$	1,451	$	-	

REVENUES:

O&M 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

The Florida Statutes allows each board member to receive $200 per meeting not to exceed $4,800 in one year. The amount for the fiscal year is based upon 3 supervisors attending 12 meetings.

FICA Expense

Represents the Employer's share of Social Security and Medicare taxes withheld from Board of Supervisors checks.

Engineering

The District's engineer, Osceola Engineering, Inc. provides general engineering services to the District,
e.g. attendance and preparation for monthly board meetings, review invoices, etc.

Attorney

The District's legal counsel, Kutak Rock, LLP, provides general legal services to the District, e.g. attendance and preparation for monthly meetings, preparation and review of agreements, resolutions, etc.

Arbitrage

The District will contract with AMTEC, an independent certified public accountant to annually calculate the District’s Arbitrage Rebate Liability on the Series 2015 & Series 2016 Special Assessment 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. The District has contracted with Governmental Management Services-Central Florida, LLC for this service.

Annual Audit

The District is required by Florida Statutes to arrange for an independent audit of its financial records by an Independent Certified Public Accounting Firm. The District has contracted with Grau & Associates for this service.

Trustee Fees

The District issued Series 2015 Special Assessment Bonds and the Series 2016 Special Assessment Bonds that are deposited with a Trustee at Regions Bank.

Assessment Administration

The District will contract to levy and administer the collection of non-ad valorem assessment on all assessable property within the District.

Management Fees

The District receives Management, Accounting and Administrative services as part of a Management Agreement with Governmental Management Services-Central Florida, LLC. The services include but are not limited to, recording and transcription of board meetings, administrative services, budget preparation, all financial reporting, annual audits, 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 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.

Postage

The District incurs charges for mailing of agenda packages, overnight deliveries, correspondence, etc.

Insurance

The District’s general liability and public officials liability coverage is provided by Florida Insurance Alliance (FIA). FIA specializes in providing insurance coverage to governmental agencies.

Printing & Binding

Printing and Binding agenda packages for board meetings, printing of computerized checks, stationary, envelopes etc. Governmental Management Services – Central Florida, LLC provides these services.

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

Bank charges and any other miscellaneous expenses incurred during the year.

Property Appraiser

Represents a fee charged by Osceola County Property Appraiser’s office for assessment administration services.

Office Supplies

Any supplies that may need to be purchased during the fiscal year, e.g., paper, minute books, file folders, labels, paper clips, etc. Governmental Management Services – Central Florida, LLC provides these 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 & Maintenance:

Field Services

Provide onsite field management of contracts for the Districts such as landscape and lake maintenance. Services to include onsite inspections, meetings with contractors, attend Board meetings and receive and respond to property owner phone calls and emails.

Landscape Maintenance - Contract

The District will maintain the landscaping within the Phase I common areas of the District. The amount is based upon contract with Brightview Landscape Services, Inc.

Description	Monthly	Annually	
Landscaping Maintenance	$	3,430	$	41,160	
Mulch for Common Areas	$	1,406	$	16,875	
Contingency			$	4,791 	
		$	62,826	

Lake Maintenance

The District will provide lake maintenance for one retention. The District has contracted with Applied Aquatic Management, Inc. for this service.

Description	Monthly	Annually	
Lake Maintenance	$	920	$	11,040	
Contingency			$	999 	
		$	12,039	

Property Insurance

The District’s property insurance coverage is provided by Florida Insurance Alliance (FIA) who specializes in providing insurance coverage to government agencies. FIA specializes in providing insurance coverage to governmental agencies.

Landscape Maintenance – Other

Represents estimated costs for any landscape repairs not included in landscape contract.

Repairs and Maintenance

Represents estimated costs for general repairs and maintenance to the common areas within Phase I of the District, including repairs and cleaning of walls and fencing maintained by the district.

Operating Supplies

Represents estimated cost of the purchase of operating supplies.

Irrigation Repairs

Represents estimated cost for any unforeseen repairs to the irrigation system such as replacing nozzles, rotors, line breaks, etc.

Signage

Represents estimated cost to maintain all District signs.

Fountain Maintenance

The District will provide maintenance to the fountain located within the District boundaries. Services include but are not limited to inspection reports, check and supply chemicals, clean area of debris and service three times per week. The District has contracted with Clean Basin Fount, Inc. for this service.

Description	Monthly	Annually	
Fountain Maintenance	$	600	$	7,200	
Quarterly Basin Cleaning		$	3,000	
Contingency			$	831 	
		$	11,031	

Wetland Maintenance

Represents estimated costs for the annual monitoring and maintenance of Phase 2 on-site wetlands and preservation areas within the District boundaries.

$	10,000

	$	10,000 

Mitigation Maintenance

Annually

Description

Electric

Represents estimated cost for electric to common areas and electric used to operate irrigation meters within the District. The District currently has one account with Duke Energy.

Account #	Description	Monthly	Annually	
55906 38373	9000 W Irlo Bronson Memorial Hwy Sign	$	386	$	4,632	
Contingency				$	1,757 	
			$	6,389	

Irrigation & Water

Represents estimated cost for reclaimed water utilities of the common areas within the District.

Contingency

Represents estimated cost for any expense not budgeted in other line items.

Proposed Budget
Debt Service Fund Series 2015

Adopted Budget	Actuals Thru	Projected Next	Projected Thru	Proposed Budget	
Description	FY2025	3/31/25	6 Months	9/30/25	FY2026	

Revenues						
Special Assessments	$	276,443	$	248,113	$	28,330	$	276,443	$	276,443	
Interest Income	$	9,342	$	8,416	$	8,416	$	16,831	$	8,416	
Carry Forward Surplus	$	288,525	$	290,277	$	-	$	290,277	$	314,413	
Total Revenues	$	574,310	$	546,805	$	36,745	$	583,551	$	599,272	

Expenditures						
General & Administrative:						
Interest - 11/1	$	90,694	$	90,694	$	-	$	90,694	$	88,444	
Principal - 11/1	$	90,000	$	90,000	$	-	$	90,000	$	95,000	
Interest - 5/1	$	88,444	$	-	$	88,444	$	88,444	$	86,069	
Total Expenditures	$	269,138	$	180,694	$	88,444	$	269,138	$	269,513	
						
Excess Revenues/(Expenditures)	$	305,173	$	366,112	$	(51,698)	$	314,413	$	329,759	
Principal - 11/1/2026 $	100,000 Interest - 11/1/2026   $		86,069 	
Total	 $	186,069 	

Product Type	No. of Units	Maximum Annual
Debt Service	Per Unit Net Debt
Assessment	Per Unit Gross Debt
Assessment	
Townhome	96	$75,260	$784	$834	
Single Family 40	90	$96,952	$1,077	$1,146	
Single Family 50	76	$104,231	$1,371	$1,459	
	262	$276,443			

Series 2015 Special Assessment Bonds Amortization Schedule

Date		Balance		Prinicpal		Interest		Total	
									
11/01/25	$	3,485,000.00	$	95,000.00	$	88,443.75	$	269,512.50	
05/01/26	$	3,390,000.00	$	-	$	86,068.75			
11/01/26	$	3,390,000.00	$	100,000.00	$	86,068.75	$	269,637.50	
05/01/27	$	3,290,000.00	$	-	$	83,568.75			
11/01/27	$	3,290,000.00	$	105,000.00	$	83,568.75	$	269,512.50	
05/01/28	$	3,185,000.00	$	-	$	80,943.75			
11/01/28	$	3,185,000.00	$	110,000.00	$	80,943.75	$	269,137.50	
05/01/29	$	3,075,000.00	$	-	$	78,193.75			
11/01/29	$	3,075,000.00	$	120,000.00	$	78,193.75	$	273,387.50	
05/01/30	$	2,955,000.00	$	-	$	75,193.75			
11/01/30	$	2,955,000.00	$	125,000.00	$	75,193.75	$	272,262.50	
05/01/31	$	2,830,000.00	$	-	$	72,068.75			
11/01/31	$	2,830,000.00	$	130,000.00	$	72,068.75	$	270,887.50	
05/01/32	$	2,700,000.00	$	-	$	68,818.75			
11/01/32	$	2,700,000.00	$	135,000.00	$	68,818.75	$	269,262.50	
05/01/33	$	2,565,000.00	$	-	$	65,443.75			
11/01/33	$	2,565,000.00	$	145,000.00	$	65,443.75	$	272,262.50	
05/01/34	$	2,420,000.00	$	-	$	61,818.75			
11/01/34	$	2,420,000.00	$	150,000.00	$	61,818.75	$	269,887.50	
05/01/35	$	2,270,000.00	$	-	$	58,068.75			
11/01/35	$	2,270,000.00	$	160,000.00	$	58,068.75	$	272,137.50	
05/01/36	$	2,110,000.00	$	-	$	54,068.75			
11/01/36	$	2,110,000.00	$	165,000.00	$	54,068.75	$	268,909.38	
05/01/37	$	1,945,000.00	$	-	$	49,840.63			
11/01/37	$	1,945,000.00	$	175,000.00	$	49,840.63	$	270,196.88	
05/01/38	$	1,770,000.00	$	-	$	45,356.25			
11/01/38	$	1,770,000.00	$	185,000.00	$	45,356.25	$	270,971.88	
05/01/39	$	1,585,000.00	$	-	$	40,615.63			
11/01/39	$	1,585,000.00	$	195,000.00	$	40,615.63	$	271,234.38	
05/01/40	$	1,390,000.00	$	-	$	35,618.75			
11/01/40	$	1,390,000.00	$	205,000.00	$	35,618.75	$	270,984.38	
05/01/41	$	1,185,000.00	$	-	$	30,365.63			
11/01/41	$	1,185,000.00	$	215,000.00	$	30,365.63	$	270,221.88	
05/01/42	$	970,000.00	$	-	$	24,856.25			
11/01/42	$	970,000.00	$	225,000.00	$	24,856.25	$	268,946.88	
05/01/43	$	745,000.00	$	-	$	19,090.63			
11/01/43	$	745,000.00	$	235,000.00	$	19,090.63	$	267,159.38	
05/01/44	$	510,000.00	$	-	$	13,068.75			
11/01/44	$	510,000.00	$	250,000.00	$	13,068.75	$	269,731.25	
05/01/45	$	260,000.00	$	-	$	6,662.50			
11/01/45	$	260,000.00	$	260,000.00	$	6,662.50	$	266,662.50	
			$	3,485,000.00	$	2,187,906.25	$	5,672,906.25	

Proposed Budget
Debt Service Fund Series 2016

Adopted Budget	Actuals Thru	Projected Next	Projected Thru	Proposed Budget	
Description	FY2025	3/31/25	6 Months	9/30/25	FY2026	

Revenues						
Assessments	$	419,451	$	376,466	$	42,985	$	419,451	$	419,451	
Interest	$	13,327	$	11,922	$	11,922	$	23,843	$	11,922	
Carry Forward Surplus	$	405,404	$	408,064	$	-	$	408,064	$	436,948	
Total Revenues	$	838,182	$	796,451	$	54,907	$	851,358	$	868,321	

Expenditures						
General & Administrative:						
Interest - 11/1	$	136,200	$	136,200	$	-	$	136,200	$	133,209	
Principal - 11/1	$	145,000	$	145,000	$	-	$	145,000	$	150,000	
Interest - 5/1	$	133,209	$	-	$	133,209	$	133,209	$	130,116	
Total Expenditures	$	414,409	$	281,200	$	133,209	$	414,409	$	413,325	
						
Excess Revenues/(Expenditures)	$	423,773	$	515,251	$	(78,303)	$	436,948	$	454,996	

Principal - 11/1/2026  $	130,116
Interest - 11/1/2026   $	155,000 
Total	 $	285,116 

Product Type	
No. of Units	Maximum Annual
Debt Service	Per Unit Net Debt
Assessment	Per Unit
Gross Debt Assessment	
Townhome	52	$40,766	$784	$834	
Single Family 40'	102	$109,878	$1,077	$1,146	
Single Family 50'	196	$268,806	$1,371	$1,459	
	350	$419,451			

Series 2016 Special Assessment Bonds Amortization Schedule

Date		Balance		Prinicpal		Interest		Total	
									
11/01/25	$	5,515,000.00	$	150,000.00	$	133,209.38	$	413,325.00	
05/01/26	$	5,365,000.00	$	-	$	130,115.63			
11/01/26	$	5,365,000.00	$	155,000.00	$	130,115.63	$	412,034.38	
05/01/27	$	5,210,000.00	$	-	$	126,918.75			
11/01/27	$	5,050,000.00	$	160,000.00	$	126,918.75	$	410,537.50	
05/01/28	$	5,050,000.00	$	-	$	123,618.75			
11/01/28	$	5,050,000.00	$	170,000.00	$	123,618.75	$	413,200.00	
05/01/29	$	4,880,000.00	$	-	$	119,581.25			
11/01/29	$	4,880,000.00	$	175,000.00	$	119,581.25	$	410,006.25	
05/01/30	$	4,705,000.00	$	-	$	115,425.00			
11/01/30	$	4,705,000.00	$	185,000.00	$	115,425.00	$	411,456.25	
05/01/31	$	4,520,000.00	$	-	$	111,031.25			
11/01/31	$	4,520,000.00	$	195,000.00	$	111,031.25	$	412,431.25	
05/01/32	$	4,325,000.00	$	-	$	106,400.00			
11/01/32	$	4,325,000.00	$	205,000.00	$	106,400.00	$	412,931.25	
05/01/33	$	4,120,000.00	$	-	$	101,531.25			
11/01/33	$	4,120,000.00	$	215,000.00	$	101,531.25	$	412,956.25	
05/01/34	$	3,905,000.00	$	-	$	96,425.00			
11/01/34	$	3,905,000.00	$	225,000.00	$	96,425.00	$	412,506.25	
05/01/35	$	3,680,000.00	$	-	$	91,081.25			
11/01/35	$	3,680,000.00	$	235,000.00	$	91,081.25	$	411,581.25	
05/01/36	$	3,445,000.00	$	-	$	85,500.00			
11/01/36	$	3,445,000.00	$	245,000.00	$	85,500.00	$	410,181.25	
05/01/37	$	3,200,000.00	$	-	$	79,681.25			
11/01/37	$	3,200,000.00	$	255,000.00	$	79,681.25	$	408,306.25	
05/01/38	$	2,945,000.00	$	-	$	73,625.00			
11/01/38	$	2,945,000.00	$	265,000.00	$	73,625.00	$	405,625.00	
05/01/39	$	2,680,000.00	$	-	$	67,000.00			
11/01/39	$	2,680,000.00	$	280,000.00	$	67,000.00	$	407,000.00	
05/01/40	$	2,400,000.00	$	-	$	60,000.00			
11/01/40	$	2,400,000.00	$	295,000.00	$	60,000.00	$	407,625.00	
05/01/41	$	2,105,000.00	$	-	$	52,625.00			
11/01/41	$	2,105,000.00	$	310,000.00	$	52,625.00	$	407,500.00	
05/01/42	$	1,795,000.00	$	-	$	44,875.00			
11/01/42	$	1,795,000.00	$	325,000.00	$	44,875.00	$	406,625.00	
05/01/43	$	1,470,000.00	$	-	$	36,750.00			
11/01/43	$	1,470,000.00	$	340,000.00	$	36,750.00	$	405,000.00	
05/01/44	$	1,130,000.00	$	-	$	28,250.00			
11/01/44	$	1,130,000.00	$	360,000.00	$	28,250.00	$	407,500.00	
05/01/45	$	770,000.00	$	-	$	19,250.00			
11/01/45	$	770,000.00	$	375,000.00	$	19,250.00	$	404,125.00	
05/01/46	$	395,000.00	$	-	$	9,875.00			
11/01/46	$	395,000.00	$	395,000.00	$	9,875.00	$	404,875.00	
			$	5,515,000.00	$	3,492,328.13	$	9,007,328.13	

Proposed Budget Capital Reserves Fund

Adopted Budget	Actuals Thru	Projected Next	Projected Thru	Proposed Budget	
Description	FY2025	3/31/25	6 Months	9/30/25	FY2026	

Revenues

Interest
Carry Forward Surplus

$	-	$
$	8,093	$

-	$	-	$
-	$	-	$

-	$	-
-	$	25,000

Total Revenues	$	8,093  $	-	$	-	$	-	$	25,000

Expenditures

Contingency

$	-	$

-	$	-	$	-	$	-

Total Expenditures	$	-	$	-	$	-	$	-	$	-

Other Financing Sources/(Uses)

Transfer In (Out)

$	25,000	$

-	$	25,000	$

25,000	$

111,805

Excess Revenues/(Expenditures)	$	33,093	$	-	$	25,000	$	25,000	$	136,805

Total Other Financing Sources/(Uses)	$	25,000  $	-	$	25,000  $	25,000  $	111,805