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MEDLEYMEMBERS.NET

Community-run info for Medley at Southshore Bay - it's a new year!

We all love our Medley Community but it can be difficult to keep informed.  Your neighbors have created this friendly, informal site for just that.   MedleyMembers.Net  includes the links you need to keep informed and get involved in community management.   Please share with your neighbors.
On December 30, Ball Janik attorney Nick Vargo presented 
and answered questions regarding the  proposed Construction Defects litigation  
against Lennar and subcontractors
NOW  WE  DECIDE
via proxy forms mailed to us and at the membership meeting on
WEDNESDAY  January 7, 2026,  6:30 pm (Clubhouse & Zoom)
      • Be sure you understand the difference between the LIMITED Proxy and a GENERAL Proxy option --   which are very different. 
      • This site recommends "LIMITED" for reasons described in the latest blog post here (https://www.medleymembers.net/blogs/post/Proxy2) 
        • Otherwise homeonwers may be inadvertently granting additional powers to others beyond a Yes/No vote on the Construction Defect litigation or in a 'continued' meeting.
      • Also, let's have residents count proxies instead of it being deligated to staff.   
        • An accurate count must tally all Yes/No votes from proxy including (1) the the name of the designated as the proxy (or default board member), and (2)  whether it grants Limited or General authority.    All electronic submissions should be printed out by Castle for the tally for viewing.


      NEW:  Both of our CDDs just posted a legal Disclaimer of their Official Websites stating:

      • "The District financed ... construction through the sale of tax-exempt bonds, a form of public financing. As a result, and in accordance with applicable federal and state law, all District owned improvements, infrastructure and facilities are and shall remain open and accessible to the general public."  
      • Everyone in Medley is in one of these two CDDs. What does this Disclosure mean for Medley's and the Lagoon Shore roads and gates?  (Fortunately our HOA owns the clubhouse)

The big picture
​       ... with links
​We all came for Florida for the Sunshine.  Let’s compare how HOAs can be run….[Sunshine Survey Link]


Medley's HOA 

Our Homeowners Association management was transferred from the builder to us residents in autumn 2024. The 5-member board and committees oversee the landscaping, irrigation, Medley gates, Villa roofs and the Salt Chime dog park for our  854 homes.  Open HOA Meetings are held on the second Tuesday each month in the Clubhouse.  Our 226 [Villas](townhomes) and 628 single family homes are billed monthly at different amounts based their included services.  As of March 1st, [Castle Group] provides HOA management and billing services. Their on site office hours are Mon-Wed and Friday 8:30-4:30 and later on Thursdays 8:30-6:00.  Phone 800-337-5850 or onsite 813-642-1104.  The new main 'TownSquare' HOA website was launched May 1 but requires a login.  HOA governing documents are now moved here in Vantaca. Check your email of early December from support@kai.com for login instructions. (previously  https://medleysouthshore.sites.townsq.io/0


+ Southshore Bay Master HOA 

Medley is a subset of Southshore Bay Homeowners' Association, Inc. , that also includes the DR Horton homes around the lagoon.  That HOA is still pre-turnover (controlled by the developer Metro).  We pay $236.30 quarterly dues to them via Breeze (now rebranded as Kai.)  
Check your email from from Nov/Dec from support@kai.com and Connect@hikai.com with instructions to log into Vantaca portal. 


2025 SSB HOA Annual Meeting update: The SSB HOA budget and annual meeting on Dec 29 was NOT completed. Additional information is posted on this unoffcial site:  https://www.reclaimyourhoa.net/SSB

Medley Club

As of November 21, the [Medley Clubhouse], is owned by LEN-Southshore Bay LLC, our HOA  and operated by True Club.  Unlike the Metro Lagoon, the clubhouse is private to Medley residents. Its amenities include cafe/bar, ballroom, pool, gym, pickleball, events, etc.  The clubhouse purchase -- with its price set by the Club Plan -- was approved at the Nov 11 Special Assessment meeting. The combined acquisiton costs of the loan are $108 per home over 15 years or lump sum payoff options every six months. 

  • Proposed terms were a surprise to many residents because presentations by Castle Group, the Board, and Clubhouse Acquisition Committee differed significantly over time:
  • March 11 townhall by Castle Group:   proposed terms:  "one-time payment, or 5, 7, or 15 years financing." (of total of $9M)
  • July 8 HOA Board meeting:
    "we     have until April 2027"
  • August 12 Clubhouse Acquisition Meeting Townhall:   New proposed terms: no pre-pay option, unspecified financing terms, now for $11M. with Bank #1.  See related Blog post 
  • August 27 Special Meeting:   Rushed public proxy-only member vote with no further financial information provided.
  • October 14 - Board approved $11M financing with Bank #2 at lower interest rate.  
  • Club's operating loss disclosed by seller after P&S agreement signed. 
  • Nov 6 - Club's operating Loss was first disclosed to Medely homeowners at budget workshop #2, (after committee was formed to research and suggest new club management.)
  • Nov 11 - Revised 2026 HOA+Club budget was approved.  It addresses the antcipated 2026 Club operating loss with loan proceeds and retains True Club for part of 2026 while options are considered.
  • Now the Club is ours and we must be responsible stewards.

Our twin CDDs 

Medley residents are in one of two Community Development Districts (CDDs).  D.R. Horton's and Medley's 1788 homes north of Windy Grove are in the [Hidden Creek CDD] .  Medley homes south are part of [Southshore Bay CDD].  Both CDDs  hold public in person & electronic meetings on the 2nd Monday of the month.  

Both CDD Budgets were finalized in August for the 2025-2026 fiscal year and are billed on our annual property tax bills as fixed rate 'non-valorum taxes.'  Collectively, the CDDs include roads,  main gatehouse, its fountain, street lights, perimeter fences, other non-Medley gates, some security and water management.   

  • District Management firms: 
    • Hidden Creek: GMS replaced Breeze/Kai in January 2026. 
    • SSB HOA : Kai (a.k.a Breeze).

    Boards of Directors

    Directors are elected during official Hillsborough County elections and are part-time paid positions