The Pointe, Boca West: 33 homes platted as Cypress Point Patio Homes, with no Village declaration found
The Pointe is 33 single-family homes on Linksview Circle, Links Circle and Woodbridge Drive in Boca West. Their legal descriptions read "Cypress Point Patio Homes", not "Pointe". The association, formerly Cypress Point Patio Association, owns the access and open-space tracts by plat. We found no recorded Village declaration, so we read its documents on each file.
The association at a glance
The Pointe at Boca West Association, Inc. — Chapter 720 homeowners' association
- Estoppels
- The Pointe's and the master's, plus the Country Club's statement. The Pointe's is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851)
- Legal description
- "Cypress Point Patio Homes Boca West", Phases I, II-A and II-B (PB 42/13, 44/200, 45/181) and Replat No. 1 (PB 116/6). Not Cypress Point Villas
- Village declaration
- Not found. The developer's deeds refer only to restrictions "of record", and no plat cites one
- Approval of a sale
- Not shown by any document we read; we ask the association on every file
- Homes
- 33 single-family homes on 35 platted lots, 20 of them one story, built 1983 to 1987
- Manager
- Lang Management Company, 561-483-7488. The Property Appraiser mails the association's tracts in care of Lang Management at the same Park of Commerce Boulevard address. Source: the master association's Your Management Company page (not recorded), checked October 22, 2026.
The Pointe is 33 homes in Boca West, in unincorporated Palm Beach County, on Linksview Circle, Links Circle and Woodbridge Drive. The name "Pointe" appears in no lot's legal description. Every deed reads "Cypress Point Patio Homes Boca West", a 1981–83 development by National Development & Associates Corp with Arvida. That is easy to confuse with Cypress Point, a separate Village nearby whose legals read "Cypress Point Villas". The record here is thin: the plats, the developer's deeds and the Property Appraiser.
Which Village is a Cypress Point Patio Homes lot in?
The Pointe. The master's table pairs The Pointe with "Cypress Point Patio Homes" and Cypress Point with "Cypress Point Villas". The two have different plats, associations and estoppels. A deed citing Plat Book 42, Page 13, 44/200, 45/181 or 116/6 is in The Pointe. One citing Plat Book 42, Page 170 is in Cypress Point.
The association's name has changed with the Village's. The 1982 and 1983 plats dedicate tracts to "Cypress Point Patio Homeowners Association, Inc." (PB 44/200, PB 45/181). The 2012 replat is signed by "The Pointe at Boca West Association, Inc., … f/k/a Cypress Point Patio Association, Inc." (PB 116/6).
What does the record show?
- The Phase II-A and II-B plats dedicate the access tracts, Links Circle and the open-space parcels to the association as its "perpetual maintenance obligation" (PB 44/200; PB 45/181). Drainage parcels went to the Boca West Maintenance Association, now the master.
- The Phase I plat says Parcel C, a private road, "shall be dedicated to an appropriate Association … at such time as Arvida Corporation deems appropriate" (PB 42/13). The Property Appraiser shows the master as its owner.
- National Development & Associates Corp's 1981 deed conveys "SUBJECT TO easements, restrictions, limitations and reservations of record" (OR 3587/1161), and its 1985 deed uses nearly the same words (OR 4678/425). Neither names a Village declaration, and no plat cites one.
- The recent deeds we read carry no association certificate. None was a sale to an outside buyer, so that says nothing about whether a sale needs one.
What does a buyer at The Pointe pay?
The master's capital contribution, the Club's Joining Fee and whatever The Pointe's estoppel shows. No recorded document we read sets a Village transfer fee. The master bills The Pointe $135,734 for 2026/2027, up 7.67% (master's adopted 2026/2027 budget, not recorded), on top of its per-unit charges.
A rental amendment to a homeowners' association's documents enacted after 1 July 2021 generally binds only owners who take title after it, or who consent to it. Limits on leases shorter than six months, or on leasing more than three times a calendar year, bind everyone (Fla. Stat. § 720.306(1)(h)). So for any leasing rule The Pointe produces, we note when it was adopted. The master's leasing limits bind every owner.
Where does a title at The Pointe need care?
- The 2012 replat enlarged Lot 35 into former association land, creating Lot 35A and Tract A1, with a roof-overhang easement for the lot (PB 116/6). We insure it by the replat, not by Plat Book 45, Page 181.
- Lots 19 and 20, and Lots 29 and 30, are each one folio on the Property Appraiser's roll. We look for a unity of title or replat before insuring either as one parcel.
- Phase I Parcel C and Phase II-B Parcels C and D are the master's, not The Pointe's.
Our practice
How Bayit Title handles this
With no recorded declaration, we ask Lang Management at the outset for The Pointe's governing documents and any approval form, and read them before setting the closing date. We check that the contract and title commitment name Cypress Point Patio Homes, so that the Cypress Point Villas association is not the one asked for an estoppel.
What is recorded for The Pointe?
| Recorded | Instrument | What it did |
|---|---|---|
| 12 March 1981 | PB 42/13 | Plat of Cypress Point Patio Homes – Boca West, Lots 1–18, by Arvida and National Development & Associates Corp. |
| 14 October 1982 | PB 44/200 | Phase II-A plat, dedicating Parcels A–C to the association. |
| 26 May 1983 | PB 45/181 | Phase II-B plat, dedicating Links Circle and Parcels A and B to the association, and Parcels C and D to the master. |
| 18 September 2012 | PB 116/6 | Replat No. 1, creating Lot 35A and Tract A1, signed by The Pointe at Boca West Association, Inc. |
Common questions
Is The Pointe the same as Cypress Point?
No. The Pointe's legal descriptions read "Cypress Point Patio Homes"; Cypress Point's read "Cypress Point Villas" (PB 42/170). They are separate Villages with separate associations, so each sale needs the right one's estoppel.
Does The Pointe approve buyers?
No recorded document we read says so. The Pointe's Village declaration was not found, and no recent deed we read was a sale to an outside buyer. We ask the association for its documents on every file.
Who owns the streets at The Pointe?
The Pointe's association owns Links Circle and the Phase II-A access tracts by plat dedication (PB 44/200; PB 45/181). The Property Appraiser shows Phase I's Parcel C as the master's.
Why does my deed at The Pointe say Cypress Point Patio Homes?
The Pointe was platted in 1981–83 as Cypress Point Patio Homes, and the plats still govern the legal description. The association changed its name to The Pointe at Boca West Association, Inc. by 2012 (PB 116/6).
Elsewhere in Boca West
- Master associationBoca WestHOA fees, mandatory Country Club membership and its Joining Fee, the master's capital contribution and Certificate of Compliance, the leasing limits, and the 56 Villages.
- Chapter 720 homeowners' associationCypress Point51 villas under a 2026 declaration: approval of every sale, one lot an owner, no company buyers, a working capital fee, and no lease in the first 24 months.
- Chapter 720 homeowners' associationCypress Walk43 platted townhome lots with a property owners' association that owns the private road and tracts. Buyer approval in practice; declaration book and page not located; deeds also cite the 1980 Village of Cypress Point declaration.