Long Cove at Heron Bay, where the master HOA runs 83 Coral Springs homes

The declaration says "Each LOT in the NEIGHBORHOOD shall be assessed by the ASSOCIATION", meaning the master (Art. III ¶ 6, p. 8). Long Cove has no assessment, lien or fee of its own, and the buyer pays Heron Bay's Capital Payment.

Confirm before closing that no Long Cove association has formed since 1996. The developer, WCI, may assign its rights to "a HOMEOWNERS' ASSOCIATION formed by the NEIGHBORHOOD" (Art. III ¶ 11, p. 9). The County's records hold no such association or assignment through 20 October 2026, though WCI's deeds from 2000 to 2015 were too many to check one by one. The covenants name a Neighborhood Committee "established pursuant to the By-Laws" of the master (Art. I ¶ 7, p. 2). They also say owners "shall be MEMBERS of the NEIGHBORHOOD ASSOCIATION" but never create one (Art. I ¶ 5, p. 2). That is a drafting leftover, since everything operative runs to the master and the Neighborhood Committee.

A Long Cove garage takes two or three cars, more only with approval, and has automatic openers. Each lot also needs the uniform mailbox and a pole-mounted front-yard light on a dusk-to-dawn sensor, which the owner maintains (Art. II ¶¶ 4–5, p. 5). Roofs must be pitched, in cement or clay tile, split cedar shakes or slate, with no cedar or asphalt shingles. Plain concrete, asphalt and loose stone are barred for driveways, which take stamped concrete, pavers or brick (¶¶ 6, 9, pp. 5–6).

Setbacks run 25 feet at the front, 15 at the rear and 7.5 at each side, or 15 on a street side. Walls, fences and decks up to 5 feet high may sit inside them (¶ 2.A–B, pp. 3–4). No business may be conducted "on any part thereof", and no house may serve as a professional office (¶ 1.A, p. 3), stricter than Heron Bay's home-business rule. Pets and signs fall to the master's pet rules and sign ban.

Block E ends at Lot 31, so a contract or title commitment naming Block E Lots 32 to 35 has the wrong legal description. The plat limits the block to "thirty-one (31) detached single family dwelling units" (sheets 3, 7). The master declaration's Exhibit A names "Lots 1 through 35, inclusive, in Block E" (OR 24242/722). That error leaves no lot uncovered, because Long Cove's declaration reaches every lot in Blocks C to F (Art. I ¶ 6, p. 2).

The plat makes Parcels G and H private streets and J, K and N berm and planting areas, dedicating none to the master. Owners in Blocks C to F, "and not the public", hold an ingress and egress easement over G and H. WCI kept a perpetual right of ingress and egress over F, G and H. North Springs Improvement District (NSID) and the City of Coral Springs hold utility easements on and under them (sheets 1, 6–8). The declaration makes H "Association Common Area" for the roadway, drainage and utilities, and J, K and N landscaping and buffer-wall areas. Nothing may be built on them without the developer's approval (Art. II ¶ 1.B–D, p. 3).

On 11 January 2026 at the earliest, Long Cove lots came within reach of Florida's Marketable Record Title Act, which can cut off old covenants after 30 years unless they are preserved. Our search through 20 October 2026 found no Long Cove preservation notice, and no instrument by a majority of owners changing or ending the covenants. This declaration is also missing from the master's 2024 notice (Instr 119854426, the County's instrument number). Each lot's chain of title now decides whether it is still bound, as the master's chapter 712 note explains.

An owner who gets written notice to fix a run-down lot, landscaping or house has 15 days. After that the developer may do the work, bill the owner and file a "Claim of Lien" (Art. II ¶ 10, pp. 6–7). The developer also holds its master-declaration enforcement and lien rights here, Article 6 included (Art. III ¶ 7, pp. 8–9). Its decision on a conflict with the master's covenants "shall be final", and it alone may amend Long Cove's covenants, by minor changes only (¶¶ 8–9, p. 9), as Heron Bay's Neighborhood declarations section notes.