By Randy Richardson, Broker Associate, The 4th Right Team

Quick Answer: Florence Gardens and Windance are two of Gulfport's best-known planned communities, and they were built around very different ideas. Florence Gardens is a newer, 600-acre master-planned community with nine neighborhoods, designed after Hurricane Katrina around walkable streets, parks, trails and a lake. Windance grew up around a championship golf course that opened in 1986, with rolling, wooded terrain and a more established feel. Both sit north of the beach with I-10 access. Choose Florence Gardens if you want a walkable neighborhood with newer homes and shared amenities. Choose Windance if you want an established golf community with more mature trees.

What is Florence Gardens in Gulfport?

Florence Gardens is a master-planned community in north Gulfport. The developer describes it as 600 acres with nine neighborhoods, each with its own personality, and homes that range from cottages to lakeside houses. You can buy an existing home or build one.

It has an unusual origin story. After Katrina, urban designers from around the country came to the Coast for the Mississippi Renewal Forum to help plan the rebuild. Gulfport later adopted a SmartCode, a form-based code meant to help new neighborhoods fit the area's traditional character. Designers from that effort then laid out Florence Gardens under the new code.

That's why it feels different from a typical subdivision. It's a traditional neighborhood design, with front porches, connected streets and places to walk to, built with low-impact stormwater features like rain gardens.

What amenities does Florence Gardens have?

A lot for a Coast neighborhood. The engineering firm that worked on the community lists more than 100 acres of green space, parks and woodland preserves. A butterfly boardwalk connects to a continuous path system through the neighborhood.

There's a community park with a playground and pavilion, plus a swimming pool, a meeting hall and a community garden in the town green area overlooking Lake Florence. Neighbors also organize regular gatherings, which is a big part of the sales pitch.

All of that comes with association dues and rules. Ask for the association documents, the current dues and any architectural guidelines early, especially if you plan to build or make changes later.

What is Windance in Gulfport?

Windance is a golf community in north Gulfport built around Windance Country Club. You reach it by taking I-10 to County Farm Road, heading north, then turning onto Robinson Road and into the Windance subdivision.

The course is the anchor. Mark McCumber designed the 18-hole layout, which opened in 1986. It plays through rolling terrain, woods and a creek, and it hosted the Nike Tour's Mississippi Gulf Coast Classic from 1990 to 1995. Island View Casino Resort bought the club in 2007 and has since renovated it, adding irrigation, a new lake and native areas. There's also a restaurant and a pool at the club.

Homes in Windance have had decades to settle in. That means bigger trees and an established feel, and it can also mean older roofs and systems depending on when a house was built.

What should you know before buying on a golf course?

Golf course living is great for a lot of people. Just go in with your eyes open.

Homes along the fairways deal with stray golf balls, so look at the windows, siding and roof on the course side. Ask how the lot sits in relation to tee boxes and landing areas.

Also know who owns the course. At Windance, it's a private company, not the homeowners. A course view is part of what you pay for, so ask your agent and closing attorney what, if anything, in the deed restrictions or plats protects that view long term.

How do insurance and flood risk compare in Florence Gardens and Windance?

Both are north of the beach, which usually helps, but "north" doesn't mean "no flood risk." Both communities have lakes, creeks and drainage features, and a lot next to water can sit in a different flood zone than one a street away. Check the elevation certificate for the specific house.

Age matters for insurance too. Florence Gardens was built after Katrina, so its homes were built to post-storm codes. In Windance, you'll find a wider range of ages. My post comparing a pre-Katrina home with a post-2005 build explains why that difference shows up in the premium. On any older house, roof age is the first thing a carrier will ask about.

Either way, get an insurance quote before you write an offer. It's the only way to know what insurance costs on that address.

Which is right for you, Florence Gardens or Windance?

Florence Gardens fits buyers who want a walkable neighborhood with newer homes, lots of shared amenities and a built-in social calendar. It also works if you want to build new inside an established plan.

Windance fits buyers who want golf out the back door, more mature trees and an established neighborhood feel. It rewards buyers who do their homework on the age of the house and the lot's position on the course.

Both give you easy I-10 access, which matters for commutes across the Coast, including to Keesler. My Keesler PCS guide covers what military families should weigh. Schools and whether a home sits inside Gulfport city limits can vary by address, so confirm both for the specific house.

By the Numbers

Florence Gardens size, per the developer: 600 acres
Florence Gardens neighborhoods: 9
Florence Gardens green space, parks and preserves: more than 100 acres
Windance golf course opened: 1986
Windance course length: about 6,660 yards, 18 holes
Years Windance hosted the Nike Tour event: 1990 to 1995
Year Island View Casino Resort bought Windance Country Club: 2007

The Bottom Line

Florence Gardens and Windance are both planned, both north of the beach and both in Gulfport, but they deliver different lifestyles. One is a walkable, post-Katrina neighborhood built around parks and a lake. The other is an established golf community built around a 1986 championship course. Pick the lifestyle first, then let the elevation certificate, the roof and the insurance quote tell you about the specific house.

If you're weighing either one, my buyer's guide walks through the process. You can also browse current Gulfport listings.

Frequently Asked Questions

What is Florence Gardens in Gulfport, MS?
It's a master-planned community in north Gulfport that the developer describes as 600 acres with nine neighborhoods. It was designed after Hurricane Katrina as a walkable, traditional neighborhood with parks, trails, a pool and Lake Florence.

Is Windance a golf course community?
Yes. Windance is built around Windance Country Club, an 18-hole course designed by Mark McCumber that opened in 1986. Island View Casino Resort has owned the club since 2007.

Can you build a new home in Florence Gardens?
Yes. The developer offers both move-in-ready homes and lots to build on, subject to the community's design guidelines.

Are Florence Gardens and Windance in a flood zone?
Both are north of the beach, but flood zones vary lot by lot, especially near lakes and creeks. Check the elevation certificate and the flood zone for the specific address.

Sources

Florence Gardens size, neighborhoods and build options: Florence Gardens, official site
Florence Gardens amenities, green space and design approach: Brown, Mitchell & Alexander, Florence Gardens project page
Mississippi Renewal Forum and Gulfport SmartCode origins: PlaceMakers, Florence Gardens, Gulfport, MS
Windance course design, opening year and length: GolfPass, Windance Country Club
Windance ownership, renovations and directions: Island View Casino Resort, Windance Golf & Country Club
Nike Tour event at Windance: Wikipedia, Mississippi Gulf Coast Classic

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About the Author
Randy Richardson is a Broker Associate and Team Leader of The 4th Right Team at CENTURY 21 J. Carter & Company. He serves buyers and sellers across the Mississippi Gulf Coast.

Randy Richardson | Broker Associate
The 4th Right Team | Century 21 J. Carter & Company
📞 Office: (228) 731-3881 | Cell: (228) 547-9999
📧 realtorrandyrichardson@gmail.com
🌐 www.The4thRightTeam.com

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