What makes condo living different from homeownership?

Windridge has enjoyed a 50-year reputation as a beautiful, tree-lined neighborhood because of the cooperation of its owners. Here are new condo concepts to understand:

The lawn around each home is known as Common Area and Limited Common Area is immediately adjacent to the condo. This means there are restrictions on walkways, fences, driveways, plant material, and the exterior surfaces of your condo.  

Private homeowners are accustomed to being able to: paint the front door, remove or replace a shrub, install a flagpole, install a new garage door, create a new garden, select a new outside light fixture, build or remove a fence, install awnings or patio covers, install a satellite dish, or place ornaments on the lawn or in gardens.

With condo ownership, owners accept jointly owned guidelines knowing that there many ways to personalize your home with the proposal/approval process if you choose to live in this lovely neighborhood.

As previous homeowners, many of us are accustomed to doing the following things without giving it much thought:



Which condos are currently for sale?

Windridge is a diverse community that welcomes ALL. With 221 condominiums that reflect a wide variety of sizes and architectural styles, floor plans range from townhouse to ranch.  About 30% are free-standing units while the remainder are clustered throughout our rolling grounds in groups of 2-5 attached homes. Many condos, in fact, feature walk-out lower levels with “Brown County” views over dense woods or ravines.

Below is a link to the listing of condos currently for sale.

Condos for Sale in Windridge CLICK HERE


What makes Windridge different from other Indianapolis condo communities?

UNITS WIDELY VARY IN STYLE AND SIZE:  While most condo communities offer owners a choice among only a few floor plans, Windridge was developed with a completely different intent.  Occupying 72 acres, Windridge’s 221 condominiums reflect a wide variety of sizes and architectural styles. About 30% of the condos are are free-standing, while the remainder are clustered in groups of 2-5 attached homes. Floor plans range from townhouse to multi-story ranch and vary in size from approximately 1,600 to 4,000 sq. ft.  Many of the homes also feature walk-out lower levels or decks that open onto quiet wooded areas.  (The lovely grounds of Laurel Hall add an additional 10 acres.)

SURROUNDED BY NATURAL BEAUTY:  Windridge’s unusual natural setting provides owners with “Brown County” views with dense forest and ravines.  Bordering Fall Creek, wild life is abundant.  Owners often mention that the natural beauty is one of the main reasons they selected Windridge to be their home.  

VERY CENTRALLY LOCATED:   Windridge is no more than a short 20 minute drive from Monument Circle in the center of downtown Indianapolis, a 15 minute drive to the commercial corridor on 86th Street,  and a ten minute drive to Broad Ripple, and the Indiana State Fairgrounds.

ONSITE PROPERTY MANAGER AND MAINTENANCE STAFF:  Unlike many condo communities, Windridge owners enjoy easy access to the community’s Property Manager and Staff.  When an issue arises, Staff can address it in a timely fashion (including immediately if necessary).


This condo community truly is like no other in the metro area.  For photos of a sampling of Windridge condos, CLICK HERE.

For the full history of Windridge, CLICK HERE.

What Association fees do Windridge Owners pay?

Association fees paid by owners are determined by the total interior square feet of the owner’s specific condo.   Since the condos vary widely in size, fees also vary accordingly.

Fees cover a wide range of services critical to ensuring that the community retains its beauty and enjoyable quality of life.  The Association is responsible for the maintenance and repair of all exteriors of the units, driveways, roofs, and all plumbing exterior to the units. In addition, the Association maintains concrete walkways, roadway maintenance/snow removal, and driveways, including snow/leaf removal.  The Association is also responsible for maintaining the Common Areas of the grounds.  (Owners are responsible for maintaining any plantings that border their condo, skylights, garage doors, decks, patios, windows, and non-concrete walkways).  In addition, the Association covers water and sewer costs, as well as Common Area landscaping and tree removal.

The Board of Directors is committed to avoiding additional capital assessments, except under very unusual circumstances. 

How financially secure is the Windridge Condo Association?

Very.   The Board of Directors develops both an operating and a substantial long term reserve budget, both of which are carefully planned and monitored to ensure that the community is well maintained.

The operating budget is used to cover the Association’s typical ongoing expenses, while the reserve budget is developed to ensure that sufficient funds are available to cover expensive periodic maintenance projects (e.g. roofing, road paving, painting and maintenance of condo exteriors,  driveway and walkway maintenance,

The annual  budgeting process is designed to ensure that condo fees are carefully calibrated and minimize the need for capital assessments, except under very unusual circumstances.

Detailed financial information is available for review at the Association Office (317-251-7861).

Does the Association have a list of rules and regulations that owners must follow?

Like all condo communities, Windridge is governed by a list of Rules and Regulations (as well as Association Bylaws) that have been carefully developed over the years to ensure that the community’s overall quality of life is preserved and enhanced.   The Rules are kept to a minimum, but cover such matters as vehicles, work request procedures, parking regulations, permitted decorative objects and landscaping.

To examine all Association Bylaws and Regulations, CLICK HERE.

How centrally located is Windridge?

In addition to being only a short drive from downtown Indianapolis, Windridge is only 15-20 minutes’ drive from the Fashion Mall at Keystone at the Crossing, Castleton, Broad Ripple, Geist, Fort Harrison, and the 82nd St. – 86th St. commercial corridor.  Shopping, churches, scores of restaurants, entertainment – it’s all close by.

Are owners permitted to make changes to the exterior or interiors of the condos?

The Owners are of course permitted to make changes to the interiors of their condos as long as those changes do not compromise the structural integrity of the unit.  In addition, owners are permitted to make cosmetic changes to the exterior of their condos, as long as those changes are in keeping with the general style of the community.  In both cases, architectural changes to the interior or exterior must be approved by the Association Board.   Note that individual yards cannot be electrified or fenced. In addition, note that Windridge Covenants does not permit any changes that enlarge the original footprint of a condo unit, including decks and patios.     

What level of resident turnover does Windridge typically experience?

The overwhelming majority of owners stay for many years.   Once owners move to Windridge, they rarely see a reason to move elsewhere. It is not uncommon for owners to move within Windridge community as their needs change.

What relationship does Laurel Hall have to the Windridge condo community?

Beautiful Laurel Hall, one of the most extraordinary mansions in the Midwest, now serves as the national headquarters for Phi Kappa Psi Fraternity.  The Fraternity has a strong commitment to maintaining this historic structure and, as a result, the mansion is one of region’s most sought-after sites for weddings and celebratory events.   The Fraternity and the Association maintain a very friendly and cooperative relationship that benefits all.

Throughout the year, the Association will occasionally hold important meetings at the mansion.

Are residents permitted to have pets?

Yes. Dogs, cats, and all common pets are permitted. All pet owners must follow Marion County/City of Indianapolis ordinances, including but not limited to, keeping the pet outside on a sturdy leash. The pet must be in direct line of sight and the owner must clean up the waste. Dog houses and Common Area electric or structured fences are not permitted.