Pinelake, Boca West: 64 townhouse units on Bridgewood Drive, outside the Village of Bridgewood
Pinelake is 64 townhouse condominium units in eight split-level buildings at 3101–3810 Bridgewood Drive, Boca West, declared by Arvida in 1978. The association approves every sale and lease within 20 days of the owner's notice. Despite the address, its land lies outside the Village of Bridgewood's plat, and its declaration names no Village association.
The association at a glance
Pinelake Condominium Association, Inc. — Chapter 718 condominium association
- Estoppels
- Two association estoppels, Pinelake's and the master's, plus the Country Club's statement. Pinelake's is due within 10 business days of a written or electronic request (Fla. Stat. § 718.116(8))
- Approval of a sale
- Yes, except to another unit owner. The owner gives notice; the association decides within 20 days and records a certificate (Art. XVI, OR 2850/1308, pp. 20–24)
- Paid at closing
- No capital contribution in the declaration; the master's capital contribution and the Club's Joining Fee apply
- Leasing
- Whole units only, after the association approves each lease; no recorded term or cap (Art. XV.E, p. 19). The master's limits apply
- Buildings
- Eight two/three-story split-level buildings, Nos. 31–38, of 5 to 11 units, built 1978
- Declaration
- Official Records Book 2850, Page 1308 (OR 2850/1308), recorded 28 April 1978 by Arvida Corporation; amended 4 June 2018 (OR 29897/1857)
- Manager
- Residential Management Concepts, 954-426-0151. DBPR's list (17 October 2026) shows the association in care of Residential Management Concepts at 806 South Military Trail, Deerfield Beach, but gives the condominium's address as 6801 Willow Wood Drive, which is not Pinelake's. The 2018 amendment includes the manager's affidavit (OR 29897/1857, p. 3). Source: the master association's Your Management Company page (not recorded), checked October 22, 2026.
Pinelake is a 64-unit townhouse condominium in Boca West, unincorporated Palm Beach County, declared by Arvida Corporation on 28 April 1978. Its declaration gives the address as "3101 to 3810 Bridgewood Drive" (Art. II, OR 2850/1308, p. 3), and its buildings continue the Bridgewood numbering at 31. Yet Pinelake is not one of the Bridgewood condominiums. It came four years after them, under Chapter 718 rather than Chapter 711, on different platted land. We read the declaration, its Exhibit A and the 2018 amendment, the only amendment the Clerk links to it.
Is Pinelake part of the Village of Bridgewood?
Nothing we read puts it there. The Village of Bridgewood's 1974 declaration covers the Boca West Replat of Hamlet "S" Plat No. 1, Plat Book 29, Page 243 (OR 2295/213, p. 7). Pinelake's land is Parcel "A" of Boca West – Hamlet "X" P.U.D. (Plat Book 33, Page 186). It also includes Tract "A" and Parcel "E" of the Boca West Country Club Entrance Section Plat No. 1 (Plat Book 29, Pages 208–209), less a small parcel (Exhibit A, OR 2850/1308, p. 36).
Each Bridgewood declaration lets its board collect for the Village of Bridgewood Association. Pinelake's names only the Boca West Maintenance Association and the master's covenants at OR 2295/192 (Art. XVIII.F, p. 27). The Village declaration let Arvida add land with no buildings on it (Art. II § 3, OR 2295/213, p. 2). We found no supplement adding Pinelake, but we search for one on each file. If none turns up, a Pinelake closing needs two association estoppels, not three.
What does a Pinelake sale need?
Pinelake's own approval, then the master's Certificate of Compliance and the Country Club's. Arvida retyped its 1974 approval article for Pinelake almost word for word.
- The owner's notice. A sale, lease, gift or other transfer needs approval "except to another Unit owner" (Art. XVI.A, p. 20). The selling owner gives the buyer's name, address and any other information reasonably required.
- Within 20 days. The association "must either approve or disapprove" within 20 days. A sale approval is a certificate recorded in the Public Records (Art. XVI.B(2)(a), p. 21).
- The substitute-buyer demand. If the notice includes it, a refusal requires a cash purchaser at the contract price within 20 days, closing 30 days later, or the sale is deemed approved (Art. XVI.C(1), pp. 22–23).
- Corporate and trust buyers. Approval is conditioned on approving the Primary Occupant (Art. XVI.B(3), p. 22).
- Exempt. An institutional lender acquiring through its mortgage, and a buyer at a duly advertised public sale (Art. XVI.E, p. 24).
- Void. A sale, mortgage or lease not authorized under the declaration "shall be void unless subsequently approved" (Art. XVI.F, p. 24).
A mortgage to anyone other than an "Institutional Lender" needs approval, which "may be arbitrarily withheld" (Art. XVI.D, p. 24).
What does a buyer pay at closing?
The declaration creates no capital contribution or transfer fee. The master's capital contribution, the Club's Joining Fee and the two estoppels' balances are paid.
The master bills Pinelake $41,053 for 2026/2027, up from $34,105 (master's adopted 2026/2027 budget, not recorded), on top of its per-unit charges. The grantee in a voluntary conveyance is "jointly and severally liable with the grantor for all unpaid assessments" (Art. XVIII.M, p. 29). § 718.116 now says the same.
When can a Pinelake owner lease?
After the association approves, and only the whole unit (Art. XV.E, p. 19). The owner sends the lease, which must state it is subject to approval, and the association answers within 20 days. No minimum term or annual cap appears in Pinelake's recorded documents. Arvida's reserved right to run a rental pool lasted only while it owned units (Art. XV.H, p. 19). The master's rules apply: no lease in the first 12 months of ownership and none under four months.
Where does a Pinelake title need care?
- Every upper-floor unit above another must have wall-to-wall carpet, except ceramic tile in bathrooms, kitchens and entrance foyers (Art. XV.F, p. 19). A buyer planning new floors should ask the association first.
- Since 13 May 2018 the declaration can be amended by 66⅔% of the members present at a meeting, or by a written instrument of 51% of all units (Art. XI.C, OR 29897/1857, pp. 7–8). The 2018 changes also cut the meeting quorum to 40% and eased by-law amendments. Future changes are easier, so the forward search matters more.
- The 2018 amendment was adopted by written consent of 43 of the 64 owners (p. 4). Its acknowledgment also calls the association "Pinelake Condominium Homeowners Association, Inc." (p. 2). The manager's letter uses "Pinelake at Boca West" (p. 6).
- No amendment adopting the Condominium Act "as amended from time to time" is linked. The 1978 declaration adopts Chapter 718 "as amended to the date hereof" (Art. I, p. 3). How later statutory changes apply is for underwriting, though many apply by their own terms.
- A milestone inspection under Fla. Stat. § 553.899 turns on three habitable stories. Pinelake's buildings are "two/three story split level" (Art. IV.A, p. 3), so we ask the association how it has classified them.
Our practice
How Bayit Title handles this
A Bridgewood Drive address can make a Village of Bridgewood estoppel look necessary for Pinelake. We check the deed's legal against Pinelake's Exhibit A and search for any supplement to the Village declaration before deciding. We also ask Residential Management Concepts in writing for the association's approval form.
What is recorded for Pinelake?
| Recorded | Instrument | What it did |
|---|---|---|
| 28 April 1978 | OR 2850/1308 | The declaration, 71 pages, by Arvida under Chapter 718 (1976). Exhibit A: Parcel "A" of Hamlet "X" (Plat Book 33, Page 186) and parts of the Entrance Section Plat No. 1 (Plat Book 29, Pages 208–209). |
| 4 June 2018 | OR 29897/1857 | Amendments to Article XI.C and the by-laws, adopted by written consent of 67% of all units, effective 13 May 2018. |
Common questions
Does a Pinelake sale need a Village of Bridgewood estoppel?
Not on the documents we read. Pinelake's land is on the Hamlet "X" and Entrance Section plats, outside the Village of Bridgewood's plat, and its declaration names no Village (Exhibit A, OR 2850/1308, p. 36). We still search for a supplement.
Does Pinelake approve buyers?
Yes. Pinelake approves or refuses every sale within 20 days of the owner's notice, except a sale to another owner, and records its certificate (Art. XVI, OR 2850/1308, pp. 20–21).
Can I put tile floors in my Pinelake unit?
On an upper floor above another Pinelake unit, only in bathrooms, kitchens and entrance foyers; the rest must be carpeted wall to wall (Art. XV.F, p. 19).
Can I lease my Pinelake unit?
Yes, if the Pinelake association approves the lease and it covers the whole unit (Art. XV.E, OR 2850/1308, p. 19). Boca West's master rules add a first-year bar and a four-month minimum term.
Who manages Pinelake?
The master's page lists Residential Management Concepts for Pinelake, and DBPR shows the association in its care. The 2018 amendment includes the manager's affidavit (OR 29897/1857, p. 3).