Windsor Point
1221 Broad St., Fuquay-Varina, North Carolina 27526 · Community website
- Operator:
- Windsor Point, Inc.
- Ownership:
- For-profit
- Affiliation:
- Not disclosed in the 2026 filing
- Opened:
- 1999
Privately held Subchapter S corporation; Florence Johnson (CEO) owns 50% and Robert Evans 12%. Land and buildings are leased from Stan Johnson and Associates LLC, a related party through common ownership ($2,515,370 rent in FY2025; lease runs to December 2029).
- Type B (modified)
Figures from the 2026 disclosure statement (fiscal 2025 finances), filed with the North Carolina Department of Insurance.PDF
At a glance
Entrance fee, one person, every plan
Monthly fee, independent living
Refund plans offered
- Life Occupancy (declining balance, 0% after 50 months)Can decline to nothing
- 50% Life Equity (50% refundable)Never less than 50% of the fee
- Health Care Entrance Fee (amortized over 6 months)Terms not disclosed in the 2026 filing
Days cash on hand
Read the note on this figure
The document reports debt service coverage of 104.63x (not shown: outside the range the site displays) because the only debt is a small $67,840 loan; the community's main fixed cost is $2.5M a year of rent to a related-party landlord, which is an operating expense, not debt. Days cash counts cash and certificates of deposit ($12.4M) and excludes the $3.73M statutory operating reserve.
Independent living occupancy
Nursing care, CMS overall rating
What care costs later
How each contract prices assisted living and nursing if you need them. The contract type decides most of what a long stay costs.
- Type B (modified): A set number of care days is included, or care is charged at a stated discount.
How the contract types compare
Type B (modified)The filing calls it Continuing Care Contract (Life Occupancy / 50% Life Equity); we class contracts by how care is priced (our definitions).
Independent residents accrue 15 health care days a year, up to 30 banked at once, paying only their regular monthly fee plus extra meals and ancillaries. After those days run out a temporary stay costs the monthly fee plus 50% of the published per diem; a permanent move switches the resident to the published health care rate. Residents get priority admission to the on-campus Kelly Health Care Center.p. 80
- Assisted living
- Regular monthly fee while accrued free days last; then monthly fee plus 50% of the per diem for temporary stays, or the published health care rate ($4,900-$8,300/month assisted, $6,200-$8,800 memory care) once moved permanently
- Nursing care
- Regular monthly fee while accrued free days last; then monthly fee plus 50% of the per diem ($255-$355/day published) for temporary stays, or the published per diem once permanent
- Care days included
- 15
- Discount on care
- 50%
- Priority for a bed
- Yes, residents come before outside admissions
| Independent living | 181 |
|---|---|
| Assisted living | 35 |
| Memory care | 20 |
| Nursing care | 45 |
Entrance fees
One-person prices as the filing lists them, by contract. A second person usually pays the extra amount shown.
Resident Agreement - 100% Life Occupancy · Type B (modified) (16 prices, $8,000 to $195,000)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| 2 Bedroom Cottage | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $190,000p. 21 | $10,000 |
| 2 Bedroom\Gar Cottage | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $195,000p. 21 | $10,000 |
| 2 Bedroom Deluxe Cottage | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $195,000p. 21 | $10,000 |
| 2 Bedroom 950 sq ft Apt | 950 | Life Occupancy (declining balance, 0% after 50 months) | $105,000p. 21 | $10,000 |
| 1 Bedroom 600 sq ft Apt | 600 | Life Occupancy (declining balance, 0% after 50 months) | $80,000p. 21 | $10,000 |
| 1 Bedroom 700 sq ft Apt | 700 | Life Occupancy (declining balance, 0% after 50 months) | $84,000p. 21 | $10,000 |
| 1 Bedroom 800 sq ft Apt | 800 | Life Occupancy (declining balance, 0% after 50 months) | $89,000p. 21 | $10,000 |
| Studio 400 sq ft Apt | 400 | Life Occupancy (declining balance, 0% after 50 months) | $58,000p. 21 | $10,000 |
| Studio 500 sq ft Apt | 500 | Life Occupancy (declining balance, 0% after 50 months) | $60,000p. 21 | $10,000 |
| Studio 650 sq ft Apt | 650 | Life Occupancy (declining balance, 0% after 50 months) | $64,000p. 21 | $10,000 |
| 1 Bedroom Royal Treat | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $80,000p. 21 | $10,000 |
| 2 Bedroom Royal Treat | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $105,000p. 21 | $10,000 |
| Regency Court Alcove | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $55,000p. 21 | $10,000 |
| Regency Court 1 Bedroom | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $75,000p. 21 | $10,000 |
| Regency Court Suite | Not listed | Life Occupancy (declining balance, 0% after 50 months) | $80,000p. 21 | $10,000 |
| Kelly Healthcare Center | Not listed | Health Care Entrance Fee (amortized over 6 months) | $8,000p. 21 | Not listed |
Resident Agreement - 50% Life Equity · Type B (modified) (15 prices, $82,500 to $292,500)
| Unit | Sq ft | Refund plan | Price, one person | Second person |
|---|---|---|---|---|
| 2 Bedroom Cottage | Not listed | 50% Life Equity (50% refundable) | $285,000p. 21 | $5,000 |
| 2 Bedroom\Gar Cottage | Not listed | 50% Life Equity (50% refundable) | $292,500p. 21 | $5,000 |
| 2 Bedroom Deluxe Cottage | Not listed | 50% Life Equity (50% refundable) | $292,500p. 21 | $5,000 |
| 2 Bedroom 950 sq ft Apt | 950 | 50% Life Equity (50% refundable) | $157,500p. 21 | $5,000 |
| 1 Bedroom 600 sq ft Apt | 600 | 50% Life Equity (50% refundable) | $120,000p. 21 | $5,000 |
| 1 Bedroom 700 sq ft Apt | 700 | 50% Life Equity (50% refundable) | $126,000p. 21 | $5,000 |
| 1 Bedroom 800 sq ft Apt | 800 | 50% Life Equity (50% refundable) | $133,500p. 21 | $5,000 |
| Studio 400 sq ft Apt | 400 | 50% Life Equity (50% refundable) | $87,000p. 21 | $5,000 |
| Studio 500 sq ft Apt | 500 | 50% Life Equity (50% refundable) | $90,000p. 21 | $5,000 |
| Studio 650 sq ft Apt | 650 | 50% Life Equity (50% refundable) | $96,000p. 21 | $5,000 |
| 1 Bedroom Royal Treat | Not listed | 50% Life Equity (50% refundable) | $120,000p. 21 | $5,000 |
| 2 Bedroom Royal Treat | Not listed | 50% Life Equity (50% refundable) | $157,500p. 21 | $5,000 |
| Regency Court Alcove | Not listed | 50% Life Equity (50% refundable) | $82,500p. 21 | $5,000 |
| Regency Court 1 Bedroom | Not listed | 50% Life Equity (50% refundable) | $112,500p. 21 | $5,000 |
| Regency Court Suite | Not listed | 50% Life Equity (50% refundable) | $120,000p. 21 | $5,000 |
Monthly fees
What residents pay each month, by contract and level of care. A second person adds the amount shown.
Resident Agreement · Type B (modified) (14 prices, $3,060 to $8,800)
| Unit | Level of care | Per month, one person | Second person |
|---|---|---|---|
| Independent Living – Cottage | Independent living | $4,370p. 19 | $1,000 |
| Independent Living – Apt 2 bedroom | Independent living | $3,850p. 19 | $1,000 |
| Independent Living – Apt 1 bedroom | Independent living | $3,600p. 19 | $1,000 |
| Independent Living Studio | Independent living | $3,060p. 19 | $1,000 |
| Royal Treatment 1 bedroom | Independent living | $5,200p. 19 | $1,000 |
| Royal Treatment 2 bedroom | Independent living | $5,700p. 19 | $1,000 |
| Regency Court Alcove | Independent living | $4,230p. 19 | $1,000 |
| Regency Court 1 bedroom | Independent living | $5,995p. 19 | $1,000 |
| Regency Court Suite | Independent living | $6,995p. 19 | $1,000 |
| Assisted Living Semiprivate | Assisted living | $4,900p. 19 | Not listed |
| Assisted Living private | Assisted living | $7,200p. 19 | Not listed |
| Assisted Living semi-to-private | Assisted living | $8,300p. 19 | Not listed |
| Assisted Living Memory Care | Memory care | $6,200p. 19 | Not listed |
| Assisted Living semi-to-private Memory | Memory care | $8,800p. 19 | Not listed |
Fee increases, year by year
| Year | Level of care | Unit | Increase | Monthly fee, before and after |
|---|---|---|---|---|
| 2025 | Independent living | All units | 5.8% | Percent onlyp. 20 |
| 2024 | Independent living | All units | 2% | Percent onlyp. 20 |
| 2023 | Independent living | All units | 7% | Percent onlyp. 20 |
| 2022 | Independent living | All units | 4.8% | Percent onlyp. 20 |
| 2021 | Independent living | All units | 2% | Percent onlyp. 20 |
Refunds
What comes back from the entrance fee when you leave or die, and when it is paid.
Life Occupancy (declining balance, 0% after 50 months)p. 75
The refund falls by 2% of the entrance fee for each month of occupancy (any part month counts) and reaches zero after 50 months, or 25 months if the fee was discounted by an incentive. Any refund is paid within 30 days after a replacement resident pays an entrance fee for your original unit, less unpaid charges and repair costs.
- Kept on move-in
- Not disclosed in the 2026 filing
- Declines by
- 2% a month for 50 months
- Never less than
- Nothing: it can decline to zero
- Longest wait
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
50% Life Equity (50% refundable)p. 76
The refund falls by 2% a month for the first 25 months, then stays at 50% of the entrance fee originally paid, without interest. It is paid only after a replacement resident pays an entrance fee for your original unit, less unpaid charges and repair costs.
- Kept on move-in
- Not disclosed in the 2026 filing
- Declines by
- 2% a month for 25 months
- Never less than
- 50% of the fee
- Longest wait
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
Health Care Entrance Fee (amortized over 6 months)p. 76
The $8,000 Kelly Healthcare Center entrance fee is amortized over 6 months; the contract does not state the monthly rate separately.
- Kept on move-in
- Not disclosed in the 2026 filing
- Declines by
- Not disclosed in the 2026 filing
- Never less than
- Not disclosed in the 2026 filing
- Longest wait
- No limit stated
- Paid
- When your unit is re-occupied and the new resident has paid
Refund calculator
Estimated refund: $0 (0% of the fee)
When it is paid: when your unit is re-occupied and the new resident has paid. This applies the plan terms as recorded from the filing, counting a part month as a whole one. The signed contract governs, and charges you owe or care paid for from the fee can be deducted first.
How entrance-fee refunds work, and why the payment date matters
Finances
Whether the organisation behind the community has the cash and income to keep its promises for decades.
- Balance sheet and ratios: Windsor Point, Inc.
Days cash on hand
385 days FY2025p. 34
- Its lenders’ minimum: Not disclosed in the 2026 filing
- Industry median: 321 days Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Debt service coverage
Not disclosed in the 2026 filing
- Its lenders’ minimum: Not disclosed in the 2026 filing
- Industry median: 1.80x Ziegler median for fiscal 2022, 132 bond-financed not-for-profit entrance-fee CCRCs
Read with these figuresThe document reports debt service coverage of 104.63x (not shown: outside the range the site displays) because the only debt is a small $67,840 loan; the community's main fixed cost is $2.5M a year of rent to a related-party landlord, which is an operating expense, not debt. Days cash counts cash and certificates of deposit ($12.4M) and excludes the $3.73M statutory operating reserve.
How to read these figures: what each one measures and why a lender’s minimum is a floor, not a target.
Balance sheet and trend
| Fiscal year | FY2025p. 44 | FY2024p. 34 | FY2023p. 34 |
|---|---|---|---|
| Days cash on hand | 385 days | 378 days | 379 days |
| Operating margin | 10.09% | 5.76% | 9.31% |
| Total assets | $26.9 million | Not disclosed | Not disclosed |
| Total liabilities | $18.1 million | Not disclosed | Not disclosed |
| Long-term debt | $56,292 | Not disclosed | Not disclosed |
| Entrance fees not yet earned (deferred revenue) | $6.9 million | Not disclosed | Not disclosed |
| Refunds owed to residents (refundable fee liability) | $1.2 million | Not disclosed | Not disclosed |
| Net position (assets minus liabilities) | $8.8 million | Not disclosed | Not disclosed |
Auditor: Richey, May & Co., LLP. Opinion: Unmodified (clean) opinionp. 44
Occupancy
Nursing care on campus
From CMS Care Compare, data as of 2026-09-01. These are the federal government’s ratings of the nursing center, not ours.
- Overall
- 5 of 5
- Health inspections
- 5 of 5
- Staffing
- 4 of 5
- Quality measures
- 2 of 5
Fines recorded by CMS: 0. Health citations since 2023-10-16: 10. Windsor Point Continuing Care on Care Compare
In brief
Windsor Point is a for-profit continuing care retirement community in Fuquay-Varina operated since 1999 by Windsor Point, Inc., with 181 independent living units, 55 assisted living and memory care beds, and 45 skilled nursing beds on land and buildings leased from a related company. Entrance fees run from $55,000 to $292,500 for one person under either a declining-balance plan (no refund after 50 months) or a 50% refundable plan paid after the unit is re-sold, plus monthly fees of $3,060 to $6,995. Residents accrue 15 health care days a year at no extra charge and pay half the per diem on temporary stays after that.PDF
Nearest communities in North Carolina
- The Templeton of Cary
Cary · 10 miles away
Entrance fee: Not disclosed in the 2026 filing
- Glenaire
Cary · 12 miles away
Entrance fee: $87,000 to $1,025,000
- Searstone Retirement Community
Cary · 13 miles away
Entrance fee: $509,000 to $1,224,000
Sources
- Windsor Point — 2026 Disclosure StatementNorth Carolina Department of Insurance · filed 2026, fiscal 2025 finances · 95 pages · retrieved 2026-10-15
Each page tab above opens this PDF at the page the figure came from. Spotted a figure that does not match its page? Tell us and it is checked against the filing.