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MEDLEYMEMBERS.NET

Community-run info for Medley at Southshore Bay 

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.
TWO MEETINGS TODAY 
 BUDGET MEETING (Zoom) - Thursday, Nov 6 , 12 NOON
  • Last chance to get budget questions answered is noon on Thurs, Nov 6 at 2026 Public Budget Workshop.  See the Medley at Southshore Bay Community Update  email dated October 31 for Zoom Link.

    • ALSO -  Open Board meeting Thursday Nov 6, 5:00 PM (Zoom only)   

      See latest emailed agenda from 11/5 for CHANGED LINK.
      (Meeting ID: 837 5491 9421  Passcode: 904200)
      NOT PREVIIOUSLY SENT Meeting ID  891 2190 2089 Passcode 788251 

  •  Tues. Nov 11 --  Special Assessment meeting- Minimal Q&A in meeting's agenda
    • We were all mailed a Notice of Consideration of Special Assessment describing 15-year financing of $11,0000 (approximately $19,416.60 per owner over term) to purchase clubhouse/amenities.
    • Questions about loan financing? Ask in TownSquare, email Castle/board/committee members -- but also consider posting your question on FaceBook (or comment anonymously here) so that everyone else can all see the questions and answers.  For example:
      • How can the many homeowners who requested to pay in full upfront avoid financing costs? If not, what is exact payoff @6 mo.?  How will payments reduce the finance costs (benefit HOA) over time?
      • How can members who sell their homes transfer the terms to new buyers rather than pay it off out of their sales proceeds? 
      • If/when selling owners pay the assessment, how will remaining monthly HOA fees be recalculated for the new owner?
    • The SouthState bank terms at 5.9% (while much better than Popular bank!) is unclear about how loan will be recalculated "every six months."  Also, it specifies that if interest rates go down, the HOA cannot refinance without a prepayment penalty.
    • The Oct 14 "General proxies" that many members signed authorized thethe board will vote "for us" at this and future meetings (i.e. no further member Q&A or vote).  (FYI- Members have the option to withdrawl their general proxy in writing before the Nov 11 meeting which may restore discussions with members before the board votes going forward.)
    • Oct 14 Meeting - highlights
      • Two new board members seated.
      • Board approved 15 year financing for clubhouse with more favorable terms at new bank (versus August's proposal of 30 year term)
      • If/when clubhouse purchase closes on Nov 20, it will replace current LEN clubhouse fee and increase current montly HOA fee to include the loan.  
      • Unused January Special Assessment of $171k will be carried over to 2026 budget 

The big picture
​       ... with links


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 855 homes.  Open HOA Meetings are held on the second Tuesday each month in the Clubhouse.  Our 226 [Villas](townhomes) and 629 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-Fri 8:30-4:30.  Phone 800-337-5850.  The new main 'TownSquare' HOA website was launched May 1 but requires a login.  HOA governing documents are available for all here without a login:   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.)  We have not found any public meeting schedule, but did find this website.

Medley Club

The [Medley Clubhouse], owned by LEN-Southshore Bay LLC, and operated by True Club, is independent of our HOA.  Unlike the Metro Lagoon, the clubhouse is private to Medley residents.  We're billed $135.57 monthly for all of its amenities (clubhouse, pool, gym, pickleball, events, etc.)  Homeowners will have the opportunity to purchase the clubhouse for continued private use.  

  • The seven member homeowner Clubhouse Purchase Committee (CAC)  provided their proposal at the August 12 Townhall to authorize the board to pursue an $11M loan to proactively offer LEN to purchase the Clubhouse. This would then combine HOA and Clubhouse operations under the board.  
    • Proposed terms were a surprise to many residents because prior presentations by Castle Group, the Board, and CAC committee differed significantly, e.g. 
      • March 11 townhall by Castle Group:  
        • proposed terms:  "one-time payment, or 5, 7, or 15 years financing." (of $9M)
    • July 8 HOA Board meeting:
      • "We have until April 2027"
    • August 12 CAC Townhall
      • Revised proposed terms: no pre-pay option, unspecified financing terms, now for $11M.   See related Blog post 
    • August 27 Special Meeting
      • Rushed public proxy-only member vote with no further financial information provided. 

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.  Collectively, the CDDs include roads,  main gatehouse, its fountain, street lights, perimeter fences, other non-Medley gates, and water management. 

We all came for Florida for the Sunshine.  Let’s compare how HOAs can be run….
[Sunshine Survey Link]