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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 and comment.


April 14 HOA Meeting Recap
  • Committee/Officer presentations: 
    • Landscape;   Club Ops/Budget;  and  Reserve Investment
    • Three mid-month expenditures announced: Well repair, Pool lighting, Shelving.
  • 5  new/updated policies approved: 
    •  Revised club Conduct Policy (was first proposed in March; now includes member feedback)
    • Also:  Communications/Info requests; Facility Use;  Pickleball (7:30 am start);  Bocce.
    • Comms. info request policy now requires postal Return Receipt (@~$10 cost) to request unavailable HOA documents; mail to 16910 Scuba Crest Street (Clubhouse). See last year's guest post critique here about that overreaching policy.
  • April's Landscape modification expenditures approved =  $16,373  (last month's was $16,470; excluding maintenance). A Juniper town hall was announced where we can meet our vendor.
  • Club Ops:   A RFP was prepared and sent to multiple F&B vendors, awaiting replies.  Also, new menu items and liquor updates.  Food &  beverage sales and ratio report.
    • Current monthly Club operating LOSS  (March)= -$25,066  (which is $9k more than 2026 budget expecations).   Hopefully new contract/vendor can bring expenses down expenses and/or increase revenue so we are not faced with another budget increase or assessment.
  • Investment policy for reserves approved:  Uses SouthState Bank adviser to purchase staggered US Treasury T-bills for earning higher interest on our ~$3M reserves.  Professional planner and reports will cost about $15k per year.  Interest Rates available at Treasury.gov.
NOTE: We strive to be accurate. However, this is crowdsourced info by your neighbors.  Please reply with any corrections by using the Comments box on any page.  Thanks.

New blog post - The Saga of the White Lanai Roof Violations - when is "grandfathering" appropriate?  

https://www.medleymembers.net/blogs/post/Roofs-saga


Next HOA meeting Tuesday, May 12 - save the date!

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, 2025, but requires a login. 


+ 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 Kai (formerly Breeze.)  
Check your email from from Nov/Dec from support@kai.com and Connect@hikai.com with instructions to log into Vantaca portal. 

Medley Club

As of November 21, 2025, the Medley Clubhouse, is owned by LEN-Southshore Bay LLC, our HOA  and operated by True Club.  Unlike the Metro Lagoon (a.k.a Southshore Bay Club), ourclubhouse 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.  
  • 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 Medley homeowners at budget workshop #2, (after committee was formed to research and suggest new club management.)  See related Blog post.
  • Nov 11, 2025 - 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