Cypress Point, Boca West: 51 villas under a 2026 declaration with buyer approval

The association's approval, the master's Certificate of Compliance and the Country Club's approval of the buyer. A transfer includes a gift, devise or inheritance (Restated Declaration Art. 8 § 29.1, OR 36336/1194, p. 18).

• The notice. The seller notifies the association on its form "not less than thirty (30) days" before the transfer, with the buyer's name and the contract. The application may require criminal, credit, financial and international background checks.
• The fee. At least $150 an applicant, plus any expedite fee and the cost of the checks (§ 29.3).
• The decision. The association decides within 30 days of a complete application (§ 29.2). Nothing obliges it to find another buyer.
• The grounds. It may refuse only for a listed cause (§ 29.4). The causes are a felony "at any time" involving violence, theft, fraud or a minor victim; registration as a sex offender; taking possession early; a history of violations; a false application; and bad credit or payment history. For a buyer with a poor credit or payment history it may instead require 6 to 12 months of assessments in advance (§ 29.4(7)).
• Void without it. "Any transaction or conveyance of a Lot in violation of this Section 29 is deemed void and confers no right, title, or interest" (§ 29.8, p. 20). The association and a foreclosing institutional lender are exempt (§ 29.9).

"No Owner of a Lot may own more than one (1) Lot", counting a co-owner, spouse, trustee or beneficiary (§ 29.6, p. 19). And since 25 February 2026 no one may take title "in the name of a corporation, partnership, limited liability company, or other similar entity" (§ 29.7). The exceptions are the association, a foreclosing institutional lender, and a trust or an LLC whose only members are the owner, the owner's spouse or both.

Both rules bind every buyer since 25 February 2026. So a buyer who already owns a Cypress Point lot, alone, with a spouse or through a trust, cannot take a second one (§§ 29.6, 29.8). How the rules apply to lots held before then is a question for underwriting.

A working capital fee to Cypress Point, "including all Lots purchased by resale, at the time of conveyance". It starts at one quarterly installment of the general assessment then in force, and the Board may change it by resolution (Art. 5 § 10, pp. 7–8). No fee is charged on a conveyance to a Family Member, to a family or estate-planning trust, or to the association or a foreclosing first-mortgage lender. The Board may waive it between divorcing spouses. Unpaid, it is collectible as an assessment with a lien.

The buyer also pays the master's capital contribution and the Club's Joining Fee. "No conveyance or transfer of interest in any Lot will be valid unless all Assessments due have been paid" (Art. 5 § 7, p. 7), so the estoppel's figures are paid at closing.

The master bills Cypress Point $160,589 for 2026/2027, up 7.09% (master's adopted 2026/2027 budget, not recorded), on top of the master's per-unit charges. Cypress Point's own assessment comes from its estoppel.

Not in the first 24 months of ownership, except after an inheritance (Art. 8 § 25, pp. 15–17). After that:

• every lease needs approval, decided within 30 days, after background and credit checks;
• the term is at least 6 months and at most 12, unless the Board reviews it each year;
• a lot may be leased once in 12 months, and not again within 12 months after a lease ends;
• no listing on short-stay sites, and a deposit of up to a month's rent;
• a lease without approval "is void and conveys no interest";
• a guest who stays more than 30 days without the owner, and is not family, counts as a tenant (§ 25.4).

These limits were adopted in 2026. A rental rule enacted after 1 July 2021 binds owners who take title after it and owners who consent, while rules against leases under six months bind everyone (Fla. Stat. § 720.306(1)(h)). So Cypress Point's six-month minimum reaches every owner, and every buyer after 25 February 2026 is bound in full. An heir does not count as a new owner for this rule. The master's leasing rules apply on top.

The owner. Each owner must carry a homeowner's policy at 100% of replacement cost including windstorm, with ordinance-and-law coverage of 25%, and show proof within 15 days of a request (Art. 6 § 3, p. 9). The association must insure the common areas (Art. 11 § 1(F)), and the chart's note says "All homes & improvements to Lots are to be insured and maintained by their Owners" (Exhibit 4, p. 41). The association cleans the roofs and paints the exteriors from time to time, while roof repair and the structure are the owner's (Art. 6 § 4(ii)–(iii), p. 9; Exhibit 4, p. 42). The villas share party walls (Art. 9).

• Cypress Point Villas (this Village, Plat Book 42, Page 170) and Cypress Point Patio Homes (The Pointe) are different Villages with different associations.
• Arvida's 1982 deed (OR 3767/1354) also cites a Declaration of Covenants and Restrictions for Village of Cypress Point (OR 3290/1517, 1980). It creates an association that may levy its own assessments, with a lien that arises without recording. It is not on the master's roll, owns no parcel we found on the Property Appraiser's roll, and the 2026 restatement does not mention it. Whether it still exists or assesses is open.
• The declaration's lien attaches when a claim of lien is recorded (Art. 5 § 7, pp. 6–7). It yields to an institutional first mortgage recorded earlier, but the text limits that to assessments due before a deed in lieu and says nothing of a foreclosure sale. The association's written opinion on subordination is dispositive (§ 8, p. 7). Chapter 720 governs where the two differ.
• The restatement's certificate cites "Section 617.0710(4)" for written consent, where the declaration's text cites § 617.0701(4) (pp. 1–2).
• The roads (Parcel A) and the open space (Parcels B, C and D) were quit-claimed by the master to the association in 1991 (OR 7062/294).