Waters Edge, Boca West: 81 homes, a recorded buyer approval, and deeds that also cite the Village of Willow Wood
Waters Edge is 63 townhouses and 18 houses on three plats in Boca West, built from 1986 to 1989. Its association records a Certificate of Approval with sales that makes the buyer answer for sums owed to it. Its declaration was not found. Developer deeds also cite the Village of Willow Wood declaration, so we ask whether it bills too.
The association at a glance
Waters Edge at Boca West Homeowners' Association, Inc. — Chapter 720 homeowners' association
- Estoppels
- Waters Edge's and the master's, plus the Country Club's statement; and the Village of Willow Wood's, or its written confirmation that it bills nothing. An association's is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851)
- Approval of a sale
- Yes in practice: a recorded Certificate of Approval makes "Monetary obligations due and payable to the Association as of closing" the purchaser's responsibility
- Village declaration
- "Declaration of Restrictions and Protective Covenants for Waters Edge", named in developer deeds without a book and page; not found in the record
- Umbrella
- Developer deeds for a Plat One lot (1986) and a Plat Three lot (1989) are subject to the Village of Willow Wood declaration (OR 2990/610, amended OR 4748/257)
- Homes
- 43 townhouses on Plat One (PB 54/67), 20 on Plat Two (PB 56/139) and 18 single-family homes on Plat Three (PB 61/110), on Waters Edge Drive, Circle and Lane
- Manager
- Castle Group, 561-483-7356. The Property Appraiser mails the association's tracts to 6801 Willow Wood Drive without naming a firm. That is Castle Group's address on the master's page and the Village of Willow Wood Association's address of record (OR 24580/1907). Source: the master association's Your Management Company page (not recorded), checked October 22, 2026.
Waters Edge is 81 homes on Waters Edge Drive, Circle and Lane, in Boca West in unincorporated Palm Beach County. National Building Enterprises Corporation platted it in three stages from 1986 to 1988, with Arvida joining. Plats One and Two hold townhouses; Plat Three replatted part of Plat Two into 18 single-family lots. All three plats replat land of the Village of Willow Wood plat (PB 37/105), beside the Willow Wood condominiums. That history is why a Waters Edge closing may need more than one Village-level estoppel.
What does a Waters Edge sale need?
Waters Edge's own sign-off comes first, then the master's Certificate of Compliance and the Country Club's approval of the buyer. Certificates of Approval are recorded with recent sales. The association's recorded Certificate of Approval has boxes for a "PURCHASE", "LEASE", "GIFT" or "OTHER". It approves the sale "pursuant to the terms of that Declaration", for that transaction only.
It adds one sentence a closer should not miss: "Monetary obligations due and payable to the Association as of closing shall be the responsibility of the purchaser." So the buyer, not only the seller, answers for the estoppel balance.
The certificate cites the declaration as "Official Records Book 61 at Page 110". That is Plat Book 61, Page 110, the Plat Three plat, not a declaration. The developer's deeds name the "Declaration of Restrictions and Protective Covenants for Waters Edge" without any book and page (OR 5077/1968, 1986; OR 6120/1778, 1989). We have not found it recorded.
Is Waters Edge part of the Village of Willow Wood?
The documents point that way without settling it. Here is what they show:
- Plat One replats "a portion of Parcel B" of the Village of Willow Wood plat (PB 54/67). Plat Two is "a replat of Parcel A, 'Boca West, Village of Willow Wood – P.U.D.'" (PB 56/139). Plat Three replats lots and tracts of Plat Two (PB 61/110).
- In 1985 Arvida added a parcel in Section 15 to the Willow Wood declaration under its right to add land (OR 4748/257). We have not matched its metes and bounds to Parcel A.
- A 1986 developer deed of a Plat One lot and a 1989 deed of a Plat Three lot are both subject to the Village of Willow Wood declaration. They cite it as recorded at OR 2990/610 and amended at OR 4748/257 (OR 5077/1968; OR 6120/1778).
- Under that declaration, every record owner of a "Unit" is a member of Village of Willow Wood Association, Inc. (Art. IV § 1, OR 2990/611). Each owner covenants to pay its assessments, which are "a continuing lien upon the Property" (Art. V § 1).
- The Property Appraiser shows Plat One's access Tract BB owned by the Village of Willow Wood association.
The master's table lists only the four Willow Wood condominiums under that umbrella. Whether the Willow Wood association assesses Waters Edge owners today is not in any document we read. So we ask it for an estoppel, or a written statement that it levies nothing on the lot.
What does a Waters Edge buyer pay?
The master's capital contribution, the Club's Joining Fee, and what the Waters Edge estoppel and any Willow Wood estoppel show. The master bills Waters Edge $227,866 for 2026/2027, up 3.58% (master's adopted 2026/2027 budget, not recorded). Its per-unit charges are added to that.
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)). The certificate's "LEASE" box suggests Waters Edge reviews tenants too, so we read the date of any rule it applies. The master's rules govern regardless.
Where does a Waters Edge title need care?
- The 18 houses sit on a replat of Plat Two lots and tracts, so we insure them by Plat Book 61, Page 110.
- If the umbrella applies, its lien yields to a first mortgage amortized over at least ten years, but only for assessments due before a foreclosure sale or deed in lieu. The Developer's or association's written opinion on subordination is "dispositive" (Art. V § 9, OR 2990/614). Chapter 720 governs where they differ.
Our practice
How Bayit Title handles this
We order Waters Edge's estoppel and, at the same time, write to the Village of Willow Wood association about the lot. Both go through 6801 Willow Wood Drive, so we ask Castle in writing which body bills what. We note the certificate's purchaser-pays clause for the buyer, and ask for the Waters Edge declaration itself.
What is recorded for Waters Edge?
| Recorded | Instrument | What it did |
|---|---|---|
| 11 January 1979 | OR 2990/610 | Declaration of Covenants and Restrictions for Village of Willow Wood, by Arvida: membership, assessments and a lien on each Unit. |
| 30 December 1985 | OR 4748/257 | Arvida's amendment adding a Section 15 parcel to Willow Wood. |
| 28 August 1986 | PB 54/67 | Plat One: townhouse lots, open-space tracts and recreation Tract O to the association. |
| 28 May 1987 | PB 56/139 | Plat Two, a replat of Parcel A of the Village of Willow Wood plat (PB 37/105), with access Tract AA to the association. |
| 29 November 1988 | PB 61/110 | Plat Three, replatting part of Plat Two into 18 single-family lots. |
Common questions
Does Waters Edge approve buyers?
Yes in practice. Waters Edge's association records a Certificate of Approval with sales, and it makes sums owed to the association at closing the purchaser's responsibility.
Do Waters Edge owners pay the Village of Willow Wood?
Possibly. Developer deeds subject Waters Edge lots to the Willow Wood declaration, whose assessments are a lien (OR 5077/1968; OR 2990/611). Whether it bills them now is unconfirmed, so we ask on every file.
Are there houses as well as townhouses at Waters Edge?
Yes. Waters Edge Plat Three holds 18 single-family homes, replatted in 1988 from part of Plat Two (PB 61/110). The other 63 homes are townhouses.
Where is the Waters Edge declaration recorded?
We have not found it. The Waters Edge deeds name it by title only, and the association's recorded certificate cites a plat book page instead. We ask the association for its copy.
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 Bend54 townhouses on one 1984 plat. The association records buyer approvals under a declaration the deeds name but the record does not show; it owns the streets and open space by plat.
- 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.
- Chapter 718 condominium associationWillowwood Gardens134 units in 19 two-story buildings, declared in nine phases from 1979: approval of every sale, gift and lease within 20 days, approval of each new Primary Occupant, and an owner's right to demand a substitute tenant after a refused lease.