Woodbridge, Boca West: 54 houses under a 1978 condominium declaration, conveyed as plat lots

These records point to a condominium:

• The Declaration of Condominium for Village of Woodbridge Condominium was recorded on 15 June 1978 (OR 2877/1262). The developer "hereby submits to the condominium form of ownership" the land, "pursuant to Chapter 718, Florida Statutes" (Art. I, p. 4).
• It is a land condominium. There are "fifty-four (54) one-story buildings", each holding one dwelling unit (Art. IV, p. 4). "The term 'Unit' shall include the real property, or land, beneath the separate dwellings", and a unit's lower boundary is "the land beneath the unit" (Art. VIII(A), p. 5).
• The common elements include the recreation facilities and "all roadways, drives, pedestrial trails and walkways" (Art. VIII(B), p. 5). Each unit carries a 1/54 undivided share (Exhibit E, p. 33).
• The plat, Village of Woodbridge (Plat Book 34, Pages 149–150), was recorded in May 1978 and is Exhibit B (Art. IV, p. 4). It shows "54 SINGLE FAMILY UNITS" on building pads. It dedicates the road tracts and recreation Tracts A–D to the "VILLAGE OF WOODBRIDGE CONDOMINIUM ASSOCIATION, INC."
• The declaration's Exhibit A describes the same land as the plat's boundary (p. 19).

These point the other way:

• The developer's 1980 deed of Lot 1 conveys "Lot 1 in, the VILLAGE OF WOODBRIDGE, according to the Plat thereof" (OR 3371/1967). It does not mention the condominium or a share of common elements.
• A 2024 deed of the same lot uses the same plat description (OR 34981/711).
• The Property Appraiser codes the 54 homes as single-family, not condominium, though it names the recreation tracts' owner "Vill of Woodbridge Cond Assn".
• DBPR's condominium list (17 October 2026) does not include Woodbridge.
• The master's Hotwire roll calls the association "Woodbridge Homeowners Association, Inc." (not recorded).

The declaration's termination article requires a recorded certificate of the association, signed by its President and Secretary (Art. XXII(C), p. 12). The Clerk links nothing to the declaration or the plat, and we found no such certificate. A certificate not linked to the declaration could exist without our having seen it.

If it governs, Article XXVI applies to every transfer except a sale to another unit owner (pp. 14–16). No amendment to it is linked:

• Notice and decision. The owner gives the association the buyer's details. The association approves or disapproves within 20 days, by a certificate in recordable form that is recorded for a sale or gift (p. 15).
• A demanded substitute. If the owner's notice demanded it, a refusal must come with a cash buyer at the contract price within 20 days, closing in 30. Otherwise the sale is deemed approved (p. 15).
• Mortgages and exemptions. A mortgage to anyone but an institutional lender needs approval, which may be "arbitrarily withheld". Institutional lenders and buyers at a foreclosure, judicial or tax sale are exempt (p. 16).
• Unapproved deals. "Any sale, mortgage or lease which is not authorized pursuant to the terms of this Declaration shall be void unless subsequently approved by the Association" (p. 16).
• Leases. A whole house may be leased after approval, on the same 20-day procedure (Art. XV, p. 7; Art. XXVI, pp. 15–16).

The assessment article makes a voluntary grantee jointly liable for the seller's unpaid assessments (Art. XXI(A), p. 10). Anyone who takes title other than by foreclosing an institutional first mortgage gets no occupancy until the former owner's assessments are paid. That includes a buyer at a judicial sale (Art. XXI(F), p. 11). The association must give a certificate of unpaid assessments on request (Art. XXI(H), p. 11).

The master bills Woodbridge $192,856 for 2026/2027, up from $166,375 (master's adopted 2026/2027 budget, not recorded). That comes on top of the master's per-unit charges, and Woodbridge's own assessment comes from its estoppel.

A homeowners' association must issue its estoppel certificate within 10 business days of a written or electronic request (Fla. Stat. § 720.30851). A condominium association has the same 10 business days (Fla. Stat. § 718.116(8)). Woodbridge's deadline is the same either way. The statute that governs it, and the rules that come with it, are not.

Under the declaration, the owner. Each unit, which includes the house and its land, is "maintained, kept in good repair and replaced" at the owner's expense (Art. XX(A), p. 9). The association keeps up the common elements. Any change to an exterior wall, roof, door, window or color, or a hurricane shutter, needs a resolution of a majority of the whole Board (Art. XX(C), p. 10). The association insures the common elements, and owners "may obtain coverage at their own expense upon their own unit" (Art. XXIV(A), p. 13).

• The road tracts were dedicated by the plat to the condominium association. The Property Appraiser shows them owned by Boca West Master Association, Inc. today. We look for the conveyance that explains the change.
• The declaration reserves road easements over Woodbridge Drive, Way and Lane for the developer and the owners of later condominiums on its adjoining land. Their share of road costs was to be collected by this association (Arts. X(C), XI, p. 6).
• A deed by plat lot alone may leave out the unit's share of the common elements, which a condominium conveyance carries. Whether that matters, and how the policy should describe the land, is for underwriting.
• No umbrella association besides the master appears in the declaration. It names only Boca West Maintenance Association, Inc., the master's predecessor, for collecting assessments (Art. XXI(L), p. 11).
• The master's own title points apply as they do in every Village.