Avalon Pointe, Woodfield Country Club: a three-month resale contribution and one 12-month lease a year
Avalon Pointe is 23 homes on Avalon Pointe Drive and NW 40th Court in Woodfield Country Club, Boca Raton. Its own documents set no express approval of buyers, but since 22 March 2022 the master declaration requires the association, then the master, to approve every sale. Since 2003 a buyer pays a capital contribution of three months' assessments. Since 2009 a home may be leased only for a full 12 months, once a year, with approval, after the owner has held title a year.
Avalon Pointe in figures
- in Avalon Pointe, on one plat
- 23 homes
- of assessments, Avalon Pointe's resale capital contribution
- Three months
- every Avalon Pointe lease runs a full 12 months
- 12 months
- of ownership before an Avalon Pointe home may be leased
- One year
- for Avalon Pointe to approve a sale, then the master
- 30 days
Those are Avalon Pointe’s own. Every Woodfield Country Club home also carries these, from the Woodfield Country Club page:
- membership in The Country Club at Woodfield
- Mandatory
- of assessments paid to the master on every resale
- Six months
- by the master of every sale and lease, after the Neighborhood's
- Final approval
The association at a glance
Avalon Pointe Homeowner's Association, Inc. — Chapter 720 homeowners' association
- Estoppels
- Two association estoppels, Avalon Pointe's and the master's, plus the Club's statement. A homeowners' association's estoppel is due within 10 business days of a written or electronic request (Fla. Stat. § 720.30851)
- Approval of a sale
- Required since 2022 by the master declaration: Avalon Pointe within 30 days, then the master (Art. X § 19, OR 33401/264, pp. 29–30). Avalon Pointe's 2009 amendment adds grounds to refuse (OR 23184/228, pp. 2–3)
- Paid at closing
- A capital contribution of three months' assessments on each resale, except nominal-consideration and estate-planning transfers (Art. VIII § 10, OR 16335/555, p. 2), plus the master's contribution
- Leasing
- With approval: one lease in 12 months, for a full 12 months, after a year of ownership; no tenant with a dog (Art. IX § 16, OR 23184/228, p. 2)
- Homes
- 23 single-family homes on 24 lots (Lots 15 and 16 are one parcel), built 1994–1997, on Avalon Pointe at Woodfield Country Club (Plat Book 72, Page 140)
- Declaration
- OR 8450/1366, recorded 4 October 1994 by Oriole Homes Corp. and Gordon Family Homes, Inc.; amended 2003 and 2009
- Manager
- Campbell Property Management, 954-427-8770. The Property Appraiser mails the common area in care of Haag Management, 2295 NW Corporate Blvd., so we confirm the manager when we order the estoppel. Source: the master association's website, woodfieldhoa.com/map (not recorded), checked October 26, 2026.
How Avalon Pointe compares: HOA fees at closing, association by association
Avalon Pointe is a Neighborhood of Woodfield Country Club in Boca Raton. Its 23 single-family homes, built from 1994 to 1997, sit on Avalon Pointe Drive and NW 40th Court, on the plat of Avalon Pointe at Woodfield Country Club (PB 72/140). Oriole Homes Corp., as declarant, and Gordon Family Homes, Inc., as developer, recorded the declaration on 4 October 1994 (OR 8450/1366). It is subject to the master declaration at "Official Records Book 5037, Page 1571" (OR 8450/1366, p. 1). The association's 2023 preservation notice preserves only the declaration and two amendments, of 2003 and 2009 (OR 34355/333, p. 1). This page rests on those instruments.
Does Avalon Pointe approve buyers?
Yes, and then the master does. Since 22 March 2022 the master declaration has required that every sale, transfer or conveyance of a Woodfield lot, including a gift, devise or inheritance, be approved by the Neighborhood association within 30 days and then sent to the master for final approval, with a fee of at least $100 (Art. X § 19, OR 33401/264, pp. 29–30). That binds Avalon Pointe whatever its own declaration says.
Avalon Pointe's own documents grant no express power to approve a sale, and they have no right of first refusal (OR 8450/1366). Its 2009 amendment adds to the master's rule, though: "the Association shall not approve a lease or sale application where any of the following circumstances exist", listing violations, delinquency, certain convictions and more than two occupants per bedroom (Art. IX § 16, OR 23184/228, pp. 2–3). We ask the association for its application on each file.
The master's approval and Certificate of Compliance and Club membership are required in every case.
What does an Avalon Pointe buyer pay at closing?
Since 2003: "Upon the resale of any lot ... the purchaser shall make a capital contribution to the Association in an amount equal to three months of the annual maintenance assessment" (Art. VIII § 10, OR 16335/555, p. 2). The purchaser pays it at transfer, and it is secured by the association's lien. Transfers "for nominal consideration including a transfer to a trust of which the trustee is the same owner or a member of the owner's family or ... estate planning" are exempt.
The 1994 text of the same section collected three months' assessments as working capital "from each Lot purchaser at the time of conveyance" (OR 8450/1366, p. 25). The buyer also owes the master's resale working capital contribution.
Can an Avalon Pointe home be leased?
Yes, with approval and within limits set by the 2009 amendment (Art. IX § 16, OR 23184/228, p. 2):
- Once a year, for a full year. "Leasing of Lots shall be limited to one lease during any twelve month period. ... No lot may be leased for less than a full twelve month period."
- After a year of ownership. "a lot may not be leased until an Owner has held title for a minimum of one (1) year."
- Approval. Every prospective tenant applies to the association before the lease begins.
- Grounds to refuse. They include violations, unpaid charges, sex-offender status, a weapons felony, more than two occupants per bedroom, and "(f) When an applicant to lease has a dog" (pp. 2–3).
Only the whole home may be rented, and the owner is "jointly and severally liable with his tenant" for damage (Art. IX § 16, OR 8450/1366, p. 31). These rules were recorded in 2009, before the 1 July 2021 cutoff in Fla. Stat. § 720.306(1)(h), so they bind every owner. The master's leasing rules apply on top.
How do the lien and amendments work?
The association's lien for assessments takes effect when a claim of lien is recorded (Art. VIII § 12, OR 8450/1366), and it is subordinate to an institutional first mortgage (§ 13). The declaration is amended with the master Board's consent and the vote of "three-fourths (3/4) of the members" (Art. X § 2, pp. 33–34).
Where does an Avalon Pointe title need care?
- The lot count. The plat has 24 lots, and the 1996 and 1998 common-area deeds to the association except Lots 1 to 24 (OR 9099/1372; OR 10315/1552). The Property Appraiser carries Lots 15 and 16 as one combined parcel, "Lts 15 & 16", 0.48 acres, so the 24 lots hold 23 homes. A sale of that home conveys both lots, and the legal description should name both.
- The 2009 amendments to other articles. We found no separate recording of any 2009 amendment to Art. IV § 2, Art. V, Art. VIII § 12 or Art. IX § 3, in a name search of every book from 1994 to October 2026. Only the leasing amendment, OR 23184/228, is recorded.
- The legal name. The association's 2023 notice names it "Avalon Pointe Homeowner's Association, Inc." (OR 34355/333, p. 1).
- Addresses. A 2026 deed gives Lot 23's address as "6379 Avalon Pointe Court" (OR 36633/1501, p. 1); the Property Appraiser shows 6379 NW 40th Court.
- The roads. They are private and owned by the association under those quit-claim deeds.
Our practice
How Bayit Title handles this
We tell an investor buyer before the contract that an Avalon Pointe home cannot be leased in the first year of ownership, or for less than 12 months. We take the three-month contribution from the estoppel and confirm whether the transfer is exempt. We order Avalon Pointe's and the master's estoppels and the Club's statement together.
What is recorded for Avalon Pointe?
| Recorded | Instrument | What it did |
|---|---|---|
| 4 October 1994 | OR 8450/1366 | The declaration, 52 pages: three months' working capital, lien, leasing of whole homes only, amendment by 3/4 with the master's consent. |
| 1996 and 1998 | OR 9099/1372; OR 10315/1552 | Quit-claims of the roads and open space to the association. |
| 1998 | OR 10821/40 | A City of Boca Raton record (not read). |
| 1999 | OR 10917/1371; OR 11028/849 | A certificate, 2 pages, and an affidavit (not read). |
| 18 December 2003 | OR 16335/555 | The resale capital contribution of three months' assessments, with exemptions. |
| 17 April 2009 | OR 23184/228 | Leasing once a year for 12 months after a year of ownership, with approval and grounds for refusing a lease or sale application. |
| 22 March 2022 | OR 33401/264 | The master's amendment adding Art. X § 19: every sale needs the Neighborhood's approval, then the master's (pp. 29–30). |
| 7 June 2023 | OR 34355/333 | Preservation notice, 2 pages, by "Avalon Pointe Homeowner's Association, Inc.": preserves only OR 8450/1366, 16335/555 and 23184/228 (p. 1). |
Common questions
Does Avalon Pointe approve buyers?
Yes. Since 2022 the master declaration requires Avalon Pointe to approve every sale within 30 days, with the master's final approval after (Art. X § 19, OR 33401/264). Avalon Pointe's 2009 amendment lists grounds on which it will refuse a "sale application" (OR 23184/228).
What does an Avalon Pointe buyer pay at closing?
A capital contribution of three months' assessments to Avalon Pointe (OR 16335/555, p. 2), plus the master's contribution and the prorated assessments on the estoppel.
Can I rent out my Avalon Pointe home?
After a year of ownership, once in any 12 months, for a full 12 months, with the association's approval (OR 23184/228, p. 2). A tenant with a dog may be refused.
How many estoppels does an Avalon Pointe sale need?
Two association estoppels, Avalon Pointe's and the Woodfield master's, plus the Country Club's account statement.