Wind Key, Boca West: 31 townhouses with recorded buyer approvals and an unrecorded declaration
Wind Key is 31 townhouses on Wind Key Drive in Boca West, nearly all built in 1985. Its association approves buyers: recent sales are recorded with its Certificate of Approval, given under "the Declaration of said Association". That declaration, named in the developer's deeds without a book and page, was not found, so we read the association's copy.
The association at a glance
Wind Key at Boca West Property Owners' Association, Inc. — Chapter 720 homeowners' association
- Estoppels
- Wind Key's and the master's, plus the Country Club's statement. Wind Key'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 Certificates of Approval are recorded with sales, including recent ones. The deadline, fee and grounds are in documents we have not seen
- Village declaration
- "Declaration of Restrictions and Protective Covenants for Wind Key", named in the developer's deeds without a book and page; not found in the record
- Homes
- 31 townhouses at 7719–7838 Wind Key Drive (PB 49/172), 20 of them one story; 30 built in 1985, one in 1990
- Manager
- Excel Property Management, 561-876-3107. The Property Appraiser mails the association's three tracts in care of Lang Management. The recent recorded certificates are signed for the association itself, not by a manager, so they do not settle which firm manages it. Source: the master association's Your Management Company page (not recorded), checked October 22, 2026.
Wind Key is 31 townhouses on Wind Key Drive, a private street in Boca West, in unincorporated Palm Beach County. Yusem Homes – Wind Key, a general partnership, built them on a 1984 plat and began selling in April 1985. The association is active in the record: it signs a Certificate of Approval for each buyer, and the certificate is recorded with the deed. What it does not do is cite the declaration it acts under by book and page, and neither do the developer's deeds.
What does a Wind Key sale need?
A Wind Key buyer needs three approvals: the association's, the master's Certificate of Compliance and the Country Club's. The association's recorded Certificate of Approval names the buyers as "approved … as the purchasers" of the lot. It reads: "Such approval has been given pursuant to the provisions of the Declaration of said Association". The certificates are signed by the association's president.
The record does not tell us how much notice the association needs, what it charges or on what grounds it may refuse. We ask for the declaration and the application early, because a recorded approval appears to be expected on every sale.
What does the record show?
- The first developer sale, in April 1985, and a December 1985 deed convey subject to the "Declaration of Restrictions and Protective Covenants for Wind Key" (OR 4510/1506; OR 4738/1015). Neither gives a book and page; both give one for the master's declaration.
- Sample pages of the books recorded just before the first sale did not show it. It may be earlier in the record or unrecorded.
- On the plat, Wind Key Drive (Tract A), Tracts B and C, the access Tracts D, E and F and a 20-foot lake maintenance easement are dedicated to the association as its perpetual maintenance obligation (PB 49/172). The developer's lender joined and subordinated its mortgage to the dedication.
What does a Wind Key buyer pay?
The master's capital contribution, the Club's Joining Fee and what Wind Key's estoppel shows. The master bills Wind Key $106,547 for 2026/2027, up 0.94% (master's adopted 2026/2027 budget, not recorded). Its per-unit charges are separate.
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 Wind Key's declaration limits leasing, the adoption date of each limit tells us whether it binds the buyer. The master's limits bind every owner.
Where does a Wind Key title need care?
- The master's page names Excel; the Property Appraiser's tract mailings name Lang Management. We confirm who issues the estoppel before ordering it.
Our practice
How Bayit Title handles this
We send the association the buyer's details as soon as the contract is signed and record its Certificate of Approval with the deed. Our deed describes the lot by Plat Book 49, Page 172, with no condominium language. We ask the association for its declaration and whether it was ever recorded, and note the answer for underwriting.
What is recorded for Wind Key?
| Recorded | Instrument | What it did |
|---|---|---|
| 26 November 1984 | PB 49/172 | Plat of Wind Key at Boca West: Wind Key Drive and Tracts B–F dedicated to the association. |
| 8 April 1985 | OR 4510/1506 | The developer's first sale, subject to the Wind Key declaration by title. |
Common questions
Does Wind Key approve buyers?
Yes in practice. Wind Key's association signs a Certificate of Approval for each buyer, recorded with the deed, under its declaration, as recent deeds show. The declaration's deadline and fee were not available to us.
Is Wind Key a condominium?
No. Wind Key is 31 townhouses on platted lots (PB 49/172), under a property owners' association, not a condominium.
Where is the Wind Key declaration recorded?
We have not found it. The Wind Key developer's deeds name it by title only (OR 4510/1506). We ask the association for its copy and any recording information.
Who owns Wind Key Drive?
The Wind Key association, by plat dedication of Tract A, together with the other tracts and the lake maintenance easement (PB 49/172).