Renting Out a Home in Andros Isle or Baywinds: Same Boulevard, Two Different Rulebooks

Andros Isle & Baywinds Owner Guide · Annual Rental Management · West Palm Beach, FL

By Jean Taveras, Broker-Owner, Atlis Property Management  ·  Updated November 2026

Owners in these two communities ask us the same question and get opposite answers. An Andros Isle townhome is a commuter-family rental competing with the apartment complex at the front gate. A Baywinds villa is an active-adult rental where a tenant's birthdate matters as much as their credit score. This guide to West Palm Beach property management in the 33411 corridor lays out both rulebooks side by side.

One caveat applies to both: the minimum lease term, any cap on leases per year, and any waiting period after purchase sit in documents behind resident logins. We do not publish those numbers secondhand. Get them from Campbell Property Management for Andros Isle or from your neighborhood association in Baywinds before you list.

Andros Isle and Baywinds at a Glance: What Makes Them Different

The Location They Share

Both are inside the City of West Palm Beach, ZIP 33411, north of Okeechobee Boulevard, with the Turnpike interchange immediately east. Andros Isle is about 8.5 miles from downtown and 6.9 miles from Palm Beach International; the South Florida Fairgrounds is three miles away. Baywinds borders Grassy Waters Preserve to the north.

Andros Isle: Gated, All-Ages, Family-Oriented

Built 1998 to 2004 behind a 24-hour attended gate, Andros Isle has seven sub-neighborhoods of villas, townhomes, and single-family homes with Bahamian street names such as Sandy Cay and Staniel Cay. Villas run 1,216 to 2,118 square feet and single-family homes up to about 2,900. The clubhouse has six lighted Har-Tru courts, a heated pool, fitness center, and playground. Dues of roughly $311 to $361 a month have been reported to include internet, cable, lawn care, and irrigation, though the bundle varies by sub-neighborhood.

Baywinds: Gated, 55-Plus, Amenity-Heavy

Baywinds is a 1,082-home Lennar community built 2000 to 2006 with single-family homes, attached villas, and coach homes across 12 neighborhoods. Club Baywinds has a ballroom, theater, three pools, six Har-Tru courts, pickleball, and a full-time activity director. The master association is managed by Castle Group, but each neighborhood runs its own lease approvals. Reported dues range widely, from under $200 to over $600 a month, depending on the neighborhood and what it bundles.

How to Rent and Manage a Home in Andros Isle or Baywinds

Baywinds: The Age Rule Applies to Your Tenant

Baywinds operates under the federal Housing for Older Persons exemption. At least 80 percent of homes must be occupied by at least one person aged 55 or older, and no one aged 19 or younger may reside in a unit more than 30 days per year. This applies to tenants exactly as to owners. Every lease needs a 55-plus occupant, and the neighborhood association interviews and approves the tenant before move-in. Build 30 or more days into your vacancy plan for that step.

Andros Isle: Compete With the Apartments at the Gate

Andros Isle has no age restriction and welcomes pets. Its direct competitor is San Michele, the 300-unit apartment complex at the entrance, where two-bedrooms rented for $2,050 to $2,200 and three-bedrooms for $2,275 in September 2026. A three-bedroom Andros Isle villa at $2,675 to $3,250 is asking a $500 to $1,000 premium for a garage, a gate, and included cable, internet, and lawn care. Market those inclusions plainly, because the tenant is doing that math.

Price Off the Right Comps

Inside Baywinds proper, September 2026 listings showed a 1,508-square-foot three-bedroom at $3,500, a 2,008-square-foot two-bedroom at $3,600, and a 1,314-square-foot villa at $3,000. Watch for Mezzano, the separate all-ages condo conversion at Okeechobee and SR-7 with Baywinds street addresses; portals mix its $1,700 to $2,400 units into Baywinds results, and they are not comps for a 55-plus home.

Screen for the Rules, Not Just the Credit

In Baywinds, no boats, RVs, trailers, or commercial vehicles may be parked outside the garage. In Andros Isle, the architectural committee must approve paint colors, roof tiles, and even landscaping work orders. Our tenant screening covers age documentation, vehicles, and pets before the association ever sees the file.

Common Mistakes Andros Isle and Baywinds Owners Make

Using Mezzano rents as Baywinds comps. They share a street name and nothing else. A $1,900 all-ages condo does not tell you what a 55-plus coach home rents for.

Submitting to the wrong Baywinds board. The master association does not process applications. If your packet goes to Castle Group instead of your neighborhood's manager, the clock has not started.

Pricing an Andros Isle villa above what the gate and bundle justify. Tenants will walk to San Michele if the premium is not explained.

Forgetting the Baywinds capital contribution. Buyers owe six months of assessments at closing, plus possibly a neighborhood fee, and that changes the yield math.

Skipping the ACC form in Andros Isle. A tenant who repaints a front door or swaps landscaping without a work order triggers a violation addressed to you. Our pricing runs 5 to 9 percent of collected rent with a $200 monthly minimum, and handling those letters is part of it.

When to Adjust: Triggers That Change the Plan

The two communities are moving in opposite directions on price: Baywinds median sale prices rose about 10 percent year over year through August 2026 while Andros Isle fell about 13 percent. Revisit hold-versus-sell when that gap widens. Watch San Michele's advertised rents each renewal season and keep an Andros Isle townhome within roughly $500 to $1,000 of them. A dues increase in either community should be reflected at the next renewal. In Baywinds, re-check the occupancy rule whenever a tenant asks to add a person to the lease. And the State Road 7 extension, which FDOT won the right to build in a May 2025 ruling, will change north-south access once construction is scheduled.

Who This Is For

The Andros Isle investor. Median sale prices near $405,000 and rents near $3,000 make this one of the better yield profiles in West Palm Beach. Run it through our ROI calculator with the full dues figure and a roof reserve.

The Baywinds owner who is not ready to sell. Resales averaged 95 days on market in the past year. A 12-month lease to a qualified 55-plus tenant is a reasonable bridge while you decide.

The heir to a Baywinds home. If you are under 55 you cannot move in, so leasing is your only income option short of selling. Expect downsizers and snowbirds testing the area.

The relocating Andros Isle family. Keep the home, lease it to another commuter family through our West Palm Beach team, and let the included cable and lawn care do some of the marketing.

“The first thing I ask a Baywinds owner is whether the applicant has shown identification proving their age. The first thing I ask an Andros Isle owner is what San Michele is charging this month. Two communities, one boulevard, and the questions could not be more different.”

— Jean Taveras, Broker-Owner, Atlis Property Management · FL Broker CQ1071712

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