Baywinds	
Community Development District	

Approved Proposed Budget	
FY 2026	

Table of Contents

1-2

3-6

7-9

	General Fund

	Narratives

	Debt Service Fund Series 2017

10		Assessment Schedule

Baywinds	
Community Development District	
Proposed Budget	
General Fund	

Adopted
Budget	Actuals Thru	Projected Next	Projected Thru	Approved
Proposed	
Description	FY2025	1/31/25	8 Months	9/30/25	FY 2026	

REVENUES:

Maintenance Assessments	$	603,785	$	578,986	$	24,799	$	603,785	$	603,785	
Interest Income	7,000	5,064	9,826	14,889	10,000	
Carry Forward Balance	21,268	41,743	-	41,743	36,654	

TOTAL REVENUES	$	632,053	$	625,792	$	34,624	$	660,417	$	650,439	

EXPENDITURES:

Administrative:						
Supervisor Fees	$	6,000	$	-	$	6,000	$	6,000	$	6,000	
FICA Taxes	459	-	459	459	459	
Engineering	5,000	-	5,000	5,000	5,000	
Attorney	20,000	2,283	17,718	20,000	20,000	
Annual Audit	3,200	3,400	-	3,400	3,500	
Assessment Administration	2,070	2,070	-	2,070	2,194	
Arbitrage Rebate	600	-	600	600	600	
Dissemination Agent	2,588	863	1,725	2,588	2,588	
Management Fees	48,810	16,270	32,540	48,810	51,739	
Website Maintenance	1,242	414	828	1,242	1,317	
Telephone	200	-	133	133	200	
Postage & Delivery	1,000	55	945	1,000	1,000	
Insurance General Liability	7,915	7,483	-	7,483	8,231	
Printing & Binding	200	8	100	108	200	
Legal Advertising	800	-	800	800	800	
Other Current Charges	271	204	396	600	600	
Office Supplies	250	-	167	167	250	
Dues, Licenses & Subscriptions	175	175	-	175	175	

TOTAL ADMINISTRATIVE	$	100,780	$	33,224	$	67,410	$	100,634	$	104,852	

Baywinds	
Community Development District	
Proposed Budget	
General Fund	

Adopted
Budget	Actuals Thru	Projected Next	Projected Thru	Approved
Proposed	
Description	FY2025	1/31/25	8 Months	9/30/25	FY 2026	

Operations & Maintenance

Field Expenditures						
Field Management	$	17,755	$	5,918	$	11,837	$	17,755	$	18,820	
Enhanced Off Duty Security	-	-	-	-	12,000	
Utility - Electric	4,600	900	2,700	3,600	3,600	
Utility - Electric Streetlighting	15,000	4,205	8,408	12,613	15,000	
Electric Repairs	1,500	-	-	-	-	
General Repairs & Maintenance	30,000	3,385	26,615	30,000	30,000	
Landscape Maintenance	192,522	57,044	128,348	185,392	192,522	
Landscape Contingency	30,000	1,280	28,720	30,000	30,000	
Tree Trimming Service	112,000	66,345	45,655	112,000	112,000	
Plant Replacement	10,000	8,333	-	8,333	10,000	
Sidewalk Maintenance	10,000	11,100	-	11,100	10,000	
Lake Maintenance	2,180	727	1,453	2,180	2,184	
Lake Debris Removal	1,000	-	1,000	1,000	1,000	
Irrigation Repairs	10,695	-	10,695	10,695	10,000	
Stormwater Service	10,000	-	10,000	10,000	10,000	
Holiday Decorations	31,780	36,220	-	36,220	36,220	
Seasonal Banners	12,240	6,630	5,610	12,240	12,240	
Reserve	40,000	-	40,000	40,000	40,000	

TOTAL FIELD EXPENDITURES	$	531,273	$	202,087	$	321,042	$	523,128	$	545,587	

TOTAL EXPENDITURES	$	632,053	$	235,310	$	388,452	$	623,762	$	650,439	

EXCESS REVENUES (EXPENDITURES)	$	-	$	390,482	$	(353,828)	$	36,654	$	-	

Baywinds	
Community Development District	
Budget Narrative	
Fiscal Year 2026	

REVENUES	

Maintenance Assessments
The District will levy a Non-Ad Valorem assessment on all sold and platted parcels within the District in order to pay for the operating expenditures during the Fiscal Year.	
Interest Income
The District earns interest on the monthly average collected balance for each of their operating accounts.	

Expenditures - Administrative	

Supervisors Fees
Chapter 190 of the Florida Statutes allows for members of the Board of Supervisors to be compensated
$200 per meeting in which they attend.  The budgeted amount for the fiscal year is based on all supervisors attending 6 meetings.	
FICA Taxes
Payroll taxes on Board of Supervisor’s compensation. The budgeted amount for the fiscal year is calculated at 7.65% of the total Board of Supervisor’s payroll expenditures.	
Engineering
The District's engineer will provide general engineering services to the District, i.e. attendance and preparation for monthly board meetings, review of invoices, and other specifically requested assignments.	
Attorney
The District’s Attorney, Scott D. Clark, will be providing general legal services to the District, i.e., attendance and preparation for monthly Board meetings, review of contracts, review of agreements and resolutions, and other research	
Annual Audit
The District is required to conduct an annual audit of its financial records by an Independent Certified Public Accounting Firm. The budgeted amount for the fiscal year is based on contracted fees from the previous year engagement plus	
Assessment Administration
GMS-SF, LLC provides assessment services for closing lot sales, assessment roll services with Miami Dade County Appraiser and financial advisory services.	
Arbitrage Rebate
The District has contracted with its independent auditors to annually calculate the arbitrage rebate liability on its	
Dissemination Agent
The bond indenture requests a special annual report on the District’s development activity. The District has contracted with GMS provide these reports. The amount is based upon the contract	
Management Fees
The District receives Management, Accounting and Administrative services as part of a Management Agreement with GMS-SF, LLC. The budgeted amount for the fiscal year is based on the contracted fees outlined in Exhibit "A" of the Management Agreement.	
Website Maintenance
This represents cost for community website construction and maintenance.	
Telephone
New internet and Wi-Fi service for Office.	
Postage and Delivery
Actual postage and/or freight used for District mailings including agenda packages, vendor checks and other correspondence.	

Baywinds	
Community Development District	
Budget Narrative	
Fiscal Year 2026	

Expenditures - Administrative (continued)	

Insurance General Liability
The District's General Liability & Public Officials Liability Insurance policy is with Egis Agency, Inc. They specialize in providing insurance coverage to governmental agencies.	
Printing and Binding
Copies used in the preparation of agenda packages, required mailings, and other special projects.	
Legal Advertising
The District is required to advertise various notices for monthly Board meetings and other public hearings in a newspaper of general circulation.	
Other Current Charges
This includes monthly bank charges and any other miscellaneous expenses that incur during the year.	
Office Supplies
Supplies used in the preparation and binding of agenda packages, required mailings, and other special projects.	
Due, Licenses & Subscriptions
The District is required to pay an annual fee to the Florida Department of Commerce for $175.	
Expenditures – Field	

Field Management
The District contrancted GMSFS-LLC to supervise and on-site management of Baywinds CDD for a monthly fee of $1,497.62. The responsibilities include reviewing contracts and other maintenance related items.	
Enhanced Off Duty Security
The District contracted with Miami Dade for Off Duty Officers security on Fridays 8 pm - 12 am for 52 weeks	
Utility-Electric
Electricity accounts with FPL for lift stations and common areas.	
Utility-Electric Streetlighting
The District has accounts with City of Homestead for the street lighting on Spine Road and the entryways.	
General Repairs & Maintenance
Any miscellaneous repairs not included in another budget line item.	
Landscape Maintenance
The District contracted Tony Nursery Service for Landscaping of the common area. Includes grass cutting, pest control, fertilization, mulching, pruning and porter service for a fee of $7130.46 bi-monthly.	
Landscape Contingency
Includes any miscellaneous expense related to the landscaping of the common area.	
Tree Trimming Service
Tree trimming throughout the District.	
Plants Replacement
The District will go into contract for the replacement of plants needed along the common areas.	
Sidewalk Maintenance
Represents pressure washing of the District sidewalks.	
Lake Maintenance
The District contracted with Eco Blue Aquatic to maintain and clean of all District lakes for a fee of $181.67.	

Baywinds	
Community Development District	
Budget Narrative	
Fiscal Year 2026	

Expenditures – Field (continued)	
Lake Debris Removal
Includes cleaning of lake shorelines of any debris.	
Irrigation Repairs
Includes any miscellaneous irrigation repairs and maintenance.	
Stormwater Services
Annual Storm Drain Cleaning for all Storm Drains throughout the District.	
Holiday Decorations
The District contracted with Holiday Décor Outdoor to decorate common areas for the Holidays.	
Seasonal Banners
Agreement with Holiday Décor Outdoor to install banners in Fall, Holidays, Spring, Patriotic and Summer	
Reserve
Reserve for future improvement projects.	

Baywinds	
Community Development District	
Proposed Budget	
Debt Service Series 2017	

Adopted
Budget	Actuals Thru	Projected Next	Projected Thru	Approved
Proposed	
Description	FY2025	1/31/25	8 Months	9/30/25	FY 2026	

REVENUES:

Maintenance Assessments	$	776,911	$	744,997	$	31,914	$	776,911	$	776,911	
Interest Income	5,000	10,273	-	10,273	5,000	
Carry Forward Balance	238,588	226,123	-	226,123	218,019	

TOTAL REVENUES	$  1,020,499	$	981,393	$	31,914	$  1,013,307	$	999,931	

EXPENDITURES:

Series 2017A-1						
Interest - 11/1	$	116,106	$	116,106	$	-	$	116,106	$	110,156	
Principal - 5/1	340,000	46,538	293,463	340,000	350,000	
Interest - 5/1	116,106	-	116,106	116,106	110,156	
Series 2017A-2						
Interest - 11/1	$	46,538	$	-	$	46,538	$	46,538	$	44,138	
Principal - 5/1	120,000	-	120,000	120,000	125,000	
Interest - 5/1	46,538	-	46,538	46,538	44,138	
Trustee Fees	10,000	10,000	-	10,000	10,000	

TOTAL EXPENDITURES	$	795,288	$	172,644	$	622,644	$	795,288	$	793,588	

EXCESS REVENUES (EXPENDITURES)	$	225,212	$	808,749	$	(590,729)	$	218,019	$	206,343	

11/2026 Interest A1	$104,031	
11/2026 Interest A2 		41,638 	
	$145,669	

Baywinds	
Community Development District	
AMORTIZATION SCHEDULE	
Debt Service Series 2017 A-1	

Period	Outstanding Balance	Coupons	Principal	Interest	Annual Debt Service	

11/01/17	$	7,715,000	3.500%	$	-	$	52,440	$	52,440	
05/01/18	7,715,000	3.500%	265,000	152,244		
11/01/18	7,450,000	3.500%	0	147,606	564,850	
05/01/19	7,450,000	3.500%	275,000	147,606		
11/01/19	7,175,000	3.500%	0	142,794	565,400	
05/01/20	7,175,000	3.500%	285,000	142,794		
11/01/20	6,890,000	3.500%	0	137,806	565,600	
05/01/21	6,890,000	3.500%	295,000	137,806		
11/01/21	6,595,000	3.500%	0	132,644	565,450	
05/01/22	6,595,000	3.500%	305,000	132,644		
11/01/22	6,290,000	3.500%	0	127,306	564,950	
05/01/23	6,290,000	3.500%	315,000	127,306		
11/01/23	5,975,000	3.500%	0	121,794	564,100	
05/01/24	5,975,000	3.500%	325,000	121,794		
11/01/24	5,650,000	3.500%	0	116,106	562,900	
05/01/25	5,650,000	3.500%	340,000	116,106		
11/01/25	5,310,000	3.500%	0	110,156	566,263	
05/01/26	5,310,000	3.500%	350,000	110,156		
11/01/26	4,960,000	3.500%	0	104,031	564,188	
05/01/27	4,960,000	3.500%	365,000	104,031		
11/01/27	4,595,000	3.500%	0	97,644	566,675	
05/01/28	4,595,000	4.250%	375,000	97,644		
11/01/28	4,220,000	4.250%	0	89,675	562,319	
05/01/29	4,220,000	4.250%	395,000	89,675		
11/01/29	3,825,000	4.250%	0	81,281	565,956	
05/01/30	3,825,000	4.250%	410,000	81,281		
11/01/30	3,415,000	4.250%	0	72,569	563,850	
05/01/31	3,415,000	4.250%	430,000	72,569		
11/01/31	2,985,000	4.250%	0	63,431	566,000	
05/01/32	2,985,000	4.250%	445,000	63,431		
11/01/32	2,540,000	4.250%	0	53,975	562,406	
05/01/33	2,540,000	4.250%	465,000	53,975		
11/01/33	2,075,000	4.250%	0	44,094	563,069	
05/01/34	2,075,000	4.250%	485,000	44,094		
11/01/34	1,590,000	4.250%	0	33,788	562,881	
05/01/35	1,590,000	4.250%	505,000	33,788		
11/01/35	1,085,000	4.250%	0	23,056	561,844	
05/01/36	1,085,000	4.250%	530,000	23,056		
11/01/36	555,000	4.250%	0	11,794	564,850	
05/01/37	555,000	4.250%	555,000	11,794	566,794	

TOTAL	$	7,715,000	$	3,627,783	$	11,342,783	

Baywinds	
Community Development District	
AMORTIZATION SCHEDULE	
Debt Service Series 2017 A-2	

Period	Outstanding Balance	Coupons	Principal	Interest	Annual Debt Service	

11/01/17	$	2,750,000	3.500%	$	-	$	25,372	$	25,372	
05/01/18	2,750,000	3.500%	90,000	54,656		
11/01/18	2,660,000	3.500%	0	57,950	202,606	
05/01/19	2,660,000	3.500%	95,000	57,950		
11/01/19	2,565,000	3.500%	0	56,288	209,238	
05/01/20	2,565,000	3.500%	95,000	56,288		
11/01/20	2,470,000	3.500%	0	54,625	205,913	
05/01/21	2,470,000	3.500%	100,000	54,625		
11/01/21	2,370,000	3.500%	0	52,875	207,500	
05/01/22	2,370,000	3.500%	105,000	52,875		
11/01/22	2,265,000	3.500%	0	51,038	208,913	
05/01/23	2,265,000	4.000%	110,000	51,038		
11/01/23	2,155,000	4.000%	0	48,838	209,875	
05/01/24	2,155,000	4.000%	115,000	48,838		
11/01/24	2,040,000	4.000%	0	46,538	46,538	
05/01/25	2,040,000	4.000%	120,000	46,538		
11/01/25	1,920,000	4.000%	0	44,138	210,675	
05/01/26	1,920,000	4.000%	125,000	44,138		
11/01/26	1,795,000	4.000%	0	41,638	210,775	
05/01/27	1,795,000	4.000%	130,000	41,638		
11/01/27	1,665,000	4.000%	0	39,038	210,675	
05/01/28	1,665,000	4.000%	135,000	39,038		
11/01/28	1,530,000	4.000%	0	36,338	210,375	
05/01/29	1,530,000	4.750%	140,000	36,338		
11/01/29	1,390,000	4.750%	0	33,013	209,350	
05/01/30	1,390,000	4.750%	145,000	33,013		
11/01/30	1,245,000	4.750%	0	29,569	207,581	
05/01/31	1,245,000	4.750%	155,000	29,569		
11/01/31	1,090,000	4.750%	0	25,888	210,456	
05/01/32	1,090,000	4.750%	160,000	25,888		
11/01/32	930,000	4.750%	0	22,088	207,975	
05/01/33	930,000	4.750%	170,000	22,088		
11/01/33	760,000	4.750%	0	18,050	210,138	
05/01/34	760,000	4.750%	175,000	18,050		
11/01/34	585,000	4.750%	0	13,894	206,944	
05/01/35	585,000	4.750%	185,000	13,894		
11/01/35	400,000	4.750%	0	9,500	208,394	
05/01/36	400,000	4.750%	195,000	9,500		
11/01/36	205,000	4.750%	0	4,869	209,369	
05/01/37	205,000	4.750%	205,000	4,869	209,869	

Total	$	2,750,000	$	1,452,366	$	4,038,528	

Baywinds	
Community Development District	
Non-Ad Valorem Assessments Comparison	
2025-2026	

Neighborhood	O&M Units	Bonds Units	
Annual Maintenance Assessments	
Annual Debt Assessments	
Total Assessed Per Unit	
	FY 2026	FY 2025	Variance	FY 2026	FY 2025	Variance	FY 2026	FY 2025	Variance	

50' SFH	

91	

91	

$592.88	

$592.88	

$0.00	

$837.38	

$837.38	

$0.00	

$1,430.26	

$1,430.26	

$0.00	
60' SFH	167	167	$592.88	$592.88	$0.00	$861.14	$861.14	$0.00	$1,454.02	$1,454.02	$0.00	
30' SFH	75	75	$592.88	$592.88	$0.00	$739.92	$739.92	$0.00	$1,332.80	$1,332.80	$0.00	
40' SFH	263	263	$592.88	$592.88	$0.00	$812.89	$812.89	$0.00	$1,405.77	$1,405.77	$0.00	
Townhomes	476	475	$592.88	$592.88	$0.00	$691.59	$691.59	$0.00	$1,284.47	$1,284.47	$0.00	
Total	1072	1071				

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