Waters Bend, Boca West: 54 townhouses whose association records a buyer approval, under a declaration we have not found
Waters Bend is 54 townhouses on Waters End Drive, Waters Pond Lane and Waters Bay Court in Boca West, built from 1984 to 1986. Its association approves buyers: its Certificate of Approval is recorded with recent sales. The developer's deeds name a Waters Bend Townhomes declaration without a book and page, and we have not found it recorded.
The association at a glance
Waters Bend at Boca West Homeowners' Association, Inc. — Chapter 720 homeowners' association
- Estoppels
- Waters Bend's and the master's, plus the Country Club's statement. Waters Bend's is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851)
- Approval of a sale
- Yes in practice: the association's Certificate of Approval is recorded with recent sales. Its terms, deadline and fee are in documents we have not seen
- Village declaration
- "Declaration of Restrictions and Protective Covenants for Waters Bend Townhomes", named in the developer's deeds without a book and page; not found in the record
- Homes
- 54 townhouses in 12 buildings on Boca West Parcels K-4 and L-4 (PB 49/188), 46 of them one story
- Manager
- Excel Property Management, 561-876-3107. The association's recent recorded Certificates of Approval are on Excel's letterhead. The Property Appraiser mails the open-space tracts in care of Excel but the access tracts in care of Hawk-Eye Management, an older address for the same owner. Source: the master association's Your Management Company page (not recorded), checked October 22, 2026.
Waters Bend is 54 townhouses in Boca West, in unincorporated Palm Beach County, built by National Building Group, Inc. on Boca West Parcels K-4 and L-4. Its lots are numbered by building, from 101 to 1205. The association plainly reviews buyers, since its certificates are recorded with deeds. What it reviews under is less plain. The developer's deeds cite a "Declaration of Restrictions and Protective Covenants for Waters Bend Townhomes" by title alone, and we have not located it in the Official Records.
What does a Waters Bend sale need?
Three sign-offs: the association's, the master's Certificate of Compliance and the Country Club's approval of the buyer. The association's recorded Certificate of Approval names the buyers "as the PURCHASER(S)" of a lot. It reads "such approval has been given pursuant to the provisions of the Declaration of Documents and all exhibits … and any amendment thereto". Excel's manager signs it "for the WB BOD".
Not every recent sale deed we read shows a certificate. So the record does not tell us whether approval is required, how long the association has, or what it charges. We take those from the association's documents.
What does the record show?
- On the plat, the streets and access tracts are "dedicated to the WATERS BEND AT BOCA WEST HOMEOWNERS' ASSOCIATION, INC." (PB 49/188). So are the open-space and recreation Parcels A, B, C, N, P, R, T, U and W. Drainage Parcels D, M, S and V went to the Boca West Maintenance Association, now the master.
- The first sale, in January 1985, and a May 1986 deed both list the Waters Bend Townhomes declaration after "Conditions, covenants, restrictions … of record". They list the master's declaration with its book and page, but give none for this one (OR 4437/846; OR 4869/937).
- Sample pages of the books recorded in the days before the first sale did not turn it up. It may be in an earlier book, or it may never have been recorded.
What does a Waters Bend buyer pay?
The master's capital contribution, the Club's Joining Fee and any Village charge on the estoppel. The master bills Waters Bend $128,504 for 2026/2027, up 11.80% (master's adopted 2026/2027 budget, not recorded). Its per-unit charges are on top.
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 (Fla. Stat. § 720.306(1)(h)). If Waters Bend's documents limit leasing, the date of each limit decides whether it reaches the buyer. The master's limits reach everyone.
Our practice
How Bayit Title handles this
We ask Excel for the Waters Bend declaration and its approval application when the contract arrives, and record the certificate with the deed. If the association's copy shows recording information, we pull the instrument and read it. If it was never recorded, we flag for underwriting which covenants can bind the buyer.
What is recorded for Waters Bend?
| Recorded | Instrument | What it did |
|---|---|---|
| 29 November 1984 | PB 49/188 | Plat of Waters Bend at Boca West – P.U.D.: 54 lots, streets, access and open-space tracts to the association, drainage to the master. |
| 7 January 1985 | OR 4437/846 | The first developer sale, subject to the Waters Bend Townhomes declaration by title. |
Common questions
Does Waters Bend approve buyers?
Yes in practice. Waters Bend's association signs Certificates of Approval that are recorded with recent sales. Its deadline, fee and grounds are in documents not found in the public record.
Where is the Waters Bend declaration recorded?
We have not found it. The Waters Bend developer's deeds name it by title only (OR 4437/846). We ask the association for its copy and any recording information on each file.
Who owns the streets at Waters Bend?
The Waters Bend association, by plat dedication, along with the open space and recreation parcels. The drainage parcels belong to the master (PB 49/188).
How many estoppels does a Waters Bend sale need?
Two association estoppels, Waters Bend's and the master's, plus the Country Club's account statement. We found no umbrella association over Waters Bend.
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' associationWaters Edge81 homes on three plats, Plat 2 a replat of Willow Wood's Parcel A. Recorded buyer approvals, no Village declaration found, and a possible second estoppel from the Village of Willow Wood.
- Chapter 720 homeowners' associationWaters Reach54 townhouses on three plats and a 1998 replat. Roads and open space dedicated to the association, three Phase III tracts still under developer names on the roll, and no Village declaration found.