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The Fairways at Heron Bay: 148 townhouses in Coral Springs

The Fairways at Heron Bay is 148 townhouses in Coral Springs. A resale needs two estoppels, The Fairways association's and the Heron Bay master's, but no Fairways transfer fee. Every lease needs the association's approval and must run six months or more, with no more than one in any 12 months. The Board may shift building insurance to owners.

Reviewed by Shevy Lowenstein, Florida Title Agent, License W766033October 22, 2026Newest recorded document we hold: October 20, 2022

The Fairways in figures

in 37 buildings of four, in The Fairways at Heron Bay, Coral Springs: 148 townhouses
late charge, whichever is more, on a Fairways payment over 10 days late: 10% or $25.00
most The Fairways may fine per violation, or $10.00 a day after 30 days uncured: $50.00
for The Fairways to approve a lease, or it is deemed approved: 15 days
shortest Fairways lease, once in any 12 months, no subleases: Six months
cats or dogs under 50 pounds a Fairways home may keep without consent: Two pets

Those are The Fairways’s own. Every Heron Bay home also carries these, from the Heron Bay page:

Capital Payment the buyer pays the master on a resale, by price: $1,500 to $3,000
estimated clubhouse renovation cost per home, in the master's fees: $23 a month

The association at a glance

The Fairways at Heron Bay Association, Inc. — Chapter 720 homeowners' association

Second estoppel: Yes, from The Fairways at Heron Bay Association, Inc., within 10 business days of a written or electronic request (Fla. Stat. § 720.30851). Its own default certificate is due 15 days after an owner's or Institutional Lender's written request, and protects a buyer or lender who relies on it (§ 12.1.8)
Paid to it at closing: No transfer fee on a sale. Section 11.4's two months' working capital falls due on "the first to occur of" the next conveyance or first occupancy after the certificate of occupancy, so ask why if a resale estoppel shows it
Approval of a sale or lease: Every lease since 2008, decided within 15 days of a complete application or deemed approved (Instr 107924290). No approval of a sale is set out
Leasing: At least six months, no more than once in any 12 months, no subleases, plus the master's rules. The Board may exempt a sale and leaseback of under three months
Homes: 148 townhouses joined by party walls, in 37 buildings of four on Parcel C of Heron Bay Four, in Coral Springs. The plat note allows 199
Insurance: The association insures the buildings at full replacement cost, unless the Board gives owners 45 days' notice to insure their own (§§ 8.2.1, 8.3). It need not buy flood cover, and if it has none, an owner whose lender requires it must (§ 8.2.5)
Declaration: Official Records Book 29185, Page 657 (OR 29185/657), recorded 28 January 1999, for 50 years and then automatic 10-year extensions (§ 13). Amended in 2008 and 2022
Manager: Real Manage, 954-752-8119. The same page also names Castle Group, 954-792-6000, for The Fairways. The Property Appraiser mails the association's common land in care of RealManage, which points to Real Manage. A mailing address is not proof of a management contract, though, so confirm the manager before ordering the estoppel. Source: the master association's Sub Association Management Contact page (not recorded), checked October 18, 2026.

How The Fairways compares: HOA fees at closing, association by association

The Fairways is 148 townhouses on Parcel C of Heron Bay Four, a recorded subdivision map (plat), in Coral Springs. Owners hold their lots, so it is not a condominium. Resales turn on building insurance and tenant approval. We wrote this page from the declaration recorded on 28 January 1999 and the instruments in the table below. A search of the County's records on 21 October 2026, with its index current through 20 October, found nothing The Fairways recorded after 20 October 2022.

Closing a Fairways resale

Two estoppels, The Fairways association's and the master's, each a statement of what the seller owes.
The seller's arrears, which the buyer owes and must clear before moving in or using the common areas (§§ 11.1, 12.1.6).
No transfer fee on a sale. Section 11.4's working capital is due on "the first to occur of" the next conveyance or first occupancy, which reads as a one-time charge, so query it on a resale. Heron Bay's Capital Payment still applies.
Proof of insurance, from the association or, if the Board moved cover, the owner.
A tenant staying on, whose lease needs the association's Certificate of Approval.
No sale approval set out. Section 7.15 makes "the sale, gift, or leasing of UNITS by any OWNER other than the Developer" subject to terms that cover only leases. Ask whether the association claims to approve sales, and take a yes to underwriting.

Who insures and repairs a Fairways building?

Beyond painting and roof cleaning, the association "will not be responsible for any maintenance or repair of any UNIT" (§ 5.1.5).

	Association	Owner
Insurance, §§ 8.1.5–8.3	Every Unit and improvement at 100% of replacement cost, drywall and systems included.	The deductible, and any cover the owner chooses for the upgrades, fixtures, appliances, cabinets, finishes and furnishings the policy excludes. On at least 45 days' notice from the Board, the whole Unit at replacement cost, naming the association an additional named insured and sending it a copy.
Outside, §§ 5.1.2–5.2	Landscaping with mowing, trimming and fertilizing, shared utility lines, sprinklers, drainage, common sidewalks and street lights. Periodic painting of exterior walls and the outside of doors, garage doors included.	Roofs, walls, doors, windows, patios, pools, screenings, awnings, driveway and walks.
Repairs, §§ 5.1.10, 5.2.1, 9.6, 9.8	Repairs to the slab floor, exterior or party walls, roof trusses, structure or roof materials that would affect other Units, and casualty repairs from the insurance. It hires the contractor unless it lets the owner do the work, and may advance the cost and lien the Unit.	The owners of the Units repaired share the cost by the part of the building bounding each Unit, within 10 days of written demand, and cover any insurance shortfall. Casualty damage to a part the association maintains is the owner's to repair.
Party walls, §§ 7.28, 10	Written approval of any opening.	The unfinished surface within the Unit. Structural and interior costs split equally, but a negligent owner pays all. An opening needs the neighbor's agreement. The owner must let the Unit be tented for termites when an attached one is, at equal cost.

Fairways leases

Since 30 May 2008, § 7.15 says "UNITS shall not be leased without the consent of the ASSOCIATION" (Instr 107924290, the County's instrument number). A lease is written, runs six months or more and reaches the association before move-in. A Unit may be leased no more than once in any 12 months, never sublet, on a uniform form if the association requires one.

The owner applies with the tenant's name and address and any information or interview the association asks for. The association may also charge what § 7.15 calls a "transfer fee", up to "the highest allowed under the law". Within 15 days of receiving all of that, the association signs a Certificate of Approval or refuses, and a refused lease "shall not occur". Silence means the lease "shall be deemed approved".

The rule predates the 1 July 2021 cut-off for rental amendments explained in Heron Bay's leasing section, and the 2022 amendment left leasing alone. The master's rule adds tenant registration.

Fairways rules on pets, fences, garages and occupancy

Fences and For Sale signs need the Approving Party's consent (§§ 7.11, 7.25), though the master's sign rule bars the signs anyway. That party is the developer (the Declarant) until it sells its last lot or hands the role on, then the association (§ 1.1).
Exterior changes also need the Approving Party's approval and the master's (§§ 6.2, 6.12).
Without written consent, a home may have two cats or dogs under 50 pounds, or one over 50, and no pit bull terrier (§ 7.21). Pets go leashed or carried outside, and no dog is left outside unless someone is home.
Garages may not be enclosed or turned into living or storage space (§ 7.12).
A two-bedroom Unit houses up to five permanent occupants, plus two for each extra bedroom or den (§ 7.18).
No home business may draw customers or be apparent from outside (§ 7.4).

Ask the manager for any association rules.

What a Fairways title search must clear

Parcel C carries $252,531.00 of the school impact lien under Heron Bay Four's agreement (OR 24291/831), and no County satisfaction or release of the whole parcel is recorded. The County has released homes on the plat one at a time, 68 of them, among them a Building 3 unit in 2018 (Instr 115109870). So the title search looks for a partial release naming the home, or the point goes to underwriting, as Heron Bay's school impact note explains.

The plat leaves Parcel C undivided (sheet 5), and the Property Appraiser describes each home as part of it by unit and building, so check that the legal description traces to Parcel C. WCI's 1997 deed of Parcel C to the Declarant did what its 1996 deed of Parcels B and P did (OR 25078/30). It attached WCI's "Declaration of Neighborhood Covenants for Parcel 'C', Heron Bay Four" as Exhibit 1, and made the grantee take subject to the school lien agreement, "which the Grantee shall assume and agree to pay" (OR 27182/46, pp. 1–2). So Fairways lots sit under WCI's covenants as well as the 1999 declaration. We have read only the title of WCI's Exhibit 1, so its terms and how they sit with the declaration go to underwriting.

Neither amendment recites the two-thirds owner vote or carries the Declarant's joinder, its signed consent. Section 14.1 required it in 2008 while the Declarant owned land. Section 14.2 requires it for changes to the Declarant's rights, which matters for 2022 only if the Declarant or an assignee still holds them. We found no assignment of the Declarant's or Approving Party's rights, or turnover to the owners, recorded through 20 October 2026. The index lists a lot deed under the Declarant's name as late as 2015. Expect the association to apply both amendments, and underwriting to judge them.

Under § 12.1.3 a Fairways lien is effective "from and after recording a claim of lien", and a foreclosing first mortgagee owes no earlier assessments unless one was recorded before its mortgage (§ 12.1.6). Underwriting weighs both against Chapter 720, which Heron Bay's title points set out.

Fines run up to $50.00 a violation, or $10.00 a day once one goes 30 days uncured after notice, and count as assessments (§§ 12.3.1, 12.3.3). A continuing fine that reaches $1,000 may become a lien and may turn up in the search as well as on the estoppel.

Florida's Marketable Record Title Act (MRTA), which can cut off old covenants after 30 years unless they are preserved, could first reach a Fairways lot on 28 January 2029. Our search through 20 October 2026 found no Fairways notice, and the master's 2024 notice skips this declaration. The 2022 amendment is indexed under "FAIRWAYS AT HERON BAY ASSN INC" and cites the declaration at OR Book 29185, Page 657 (p. 1). Whether that preserves the covenants is for underwriting, and Heron Bay's chapter 712 note explains the lot-by-lot test. WCI's 1997 covenants reach 30 years on 23 October 2027, 30 years after the deed that carried them was recorded.

Our practice

How Bayit Title handles this at The Fairways

We confirm which of the two managers on the master's list takes Fairways estoppel requests, then order both certificates together. The municipal lien search goes to Coral Springs. Our title search traces the home to Parcel C and looks for the school impact release, claims of lien against the seller and Fairways filings after 20 October 2026. A buyer who plans to rent hears from us before signing that every lease needs the association's consent.

The Fairways' recorded instruments, 1995 to 2022

Recorded	Instrument	What it did
21 Dec 1995	Plat Book 160, Page 1; OR 24291/831, Instr 95564740	Heron Bay Four plat, with the County's Educational Impact Lien Agreement with WCI. Parcel C's share is in ¶¶ 1–2, the release terms in ¶ 2(d).
1997	OR 27182/60, Instr 97562533	Supplement No. 4, bringing Parcel C under the master declaration.
23 Oct 1997	OR 27182/46, Instr 97562532	Warranty deed dated 16 October 1997 from WCI Communities Limited Partnership and Florida National Properties to Fairways-Heron Bay Limited Partnership, for Parcel C. It is subject to WCI's Declaration of Neighborhood Covenants for Parcel C, attached as Exhibit 1, and the grantee assumes the school lien agreement (p. 1). Its own subject-to clause does not cite the master declaration, though Exhibit 1 does (p. 2).
28 Jan 1999	OR 29185/657, Instr 99049256	The declaration, by Fairways-Heron Bay Limited Partnership, with articles and by-laws. Units may share "a common party wall", and each lot is a "parcel of land" (§§ 1.17, 1.21, p. 3). The association may lien its costs of correcting a violation, plus a 10% service charge (§ 12.2). The second witness's name is not printed (p. 32).
1 Apr 2002	OR 32972/752, Instr 101807788	Quit-claim deed dated 29 March 2002 from the Declarant to the association, for Parcel C less any part "now or hereafter conveyed by Declarant", as Common Areas. A later Lot conveyance "shall automatically divest the Association of title" to it (p. 1). The Property Appraiser cites it with the 1997 deed for the association's land, Parcel C less Buildings 1–37.
30 May 2008	OR 45409/1740, Instr 107924290	Rewrote § 7.15 (pp. 2–3). Signed by the President and Secretary, as § 14.1 requires, but recites only that it "was duly adopted in accordance with the governing documents", with no vote or meeting date (p. 1). Asks for copies of existing leases "by September 1, 2007", months before signing.
20 Oct 2022	Instr 118471245	Amended § 14.1 (p. 2), cutting the owner vote from two-thirds to "a majority". The Declarant lost its power to amend alone and its joinder right. Adopted by written consent, with no count of owners (p. 1).

Common questions

What are the HOA dues at The Fairways?

Two assessments apply, The Fairways association's and the Heron Bay master's, and each association's estoppel or manager gives its current figure. A Fairways payment more than 10 days late costs the greater of 10% or $25.00, plus interest (§ 12.1.1).

Can I rent out a Fairways townhouse?

Yes, with The Fairways association's consent, for six months or more, no more than once in any 12 months and never as a sublease.

Will I have to insure my Fairways townhouse myself?

Only after the Board gives owners at least 45 days' notice, since until then The Fairways association insures every Unit at full replacement cost (§§ 8.2.1, 8.3). The owner pays the deductible either way.

Who repairs a Fairways roof?

The Fairways declaration puts roofs on the owner and has the association clean them (§§ 5.1.5, 5.2). Because § 5.1.5 also refers to "the foregoing roof maintenance", ask the association who repairs and replaces a roof.

Can I park a pickup or boat at The Fairways?

Only private passenger vehicles may stay outside a Fairways garage overnight, none on the street or lawn, and a third one kept permanently needs consent (§ 7.2). That rules out boats, RVs, campers, trailers and trucks over two axles, though Heron Bay's parking answer covers the Florida law protecting a driveway pickup and a boat or RV kept out of view.

Elsewhere in Heron Bay

Reviewed by Shevy Lowenstein, Founder and Agent in Charge, Florida Title Agent, License W766033.
Reviewed October 22, 2026. Next scheduled review October 22, 2027.
Florida title practice changes. If a fee, form or timeline on this page no longer matches what you are seeing, tell us and we will correct it.