Sand Dunes Resort HOA Risk Assessment: Workable with rules

02 The five questions

What the documents decide
before your first guest books.

Five dots is the best answer for an owner who wants to run the unit themselves. One dot is a red flag. Open “What the documents say” under each for the exact words.

Can you rent it your way?

Clear

Whether the deed and rules let you rent short-term on your own terms: no requirement to use the on-site program, no minimum stay that kills weekend bookings, and no rule against saying where the condo is.

The deed expressly preserves every owner's right to rent with no minimum stay, program requirement, registration, disclaimer or owner-side advertising limit; the only marketing restriction is C-1's exclusive on-property signage easement.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsnone stated

Registrationunstated - no registration of rentals, guests or managers with the HOA appears in the set

Advertising rulesNo restriction on how owners advertise online. However, Commercial Unit C-1 holds a perpetual exclusive advertising easement over the corridors, elevators, building exterior, parking garage and other common elements, so owners cannot post signage or marketing anywhere on the property.

Disclaimer in your listingNot required

Vote to change rental rules67% of members owning a unit to amend the Master Deed (Art. XXIX). The Art. XIV ban on commercial activity in units cannot be amended without Grantor consent plus a unanimous owner vote. Separately, the Board may adopt rules governing use of units and common elements by Board action alone (Art. XIII; By-Laws Art. III Sec. 18(f)), though a rule cannot override the deed's preserved right to rent.

What the documents say (9)

“Provided however, nothing herein shall be construed as limiting the right of any OWNER of any UNIT from renting or leasing his, her, their or its UNIT.”SD3 - Master Deed, Article XIV, Residential Use Restriction, p. 8

“With the exception of the COMMERCIAL UNIT(S), each UNIT is hereby restricted to residential use by the OWNER or OWNERS thereof, their immediate families, guests, licenses and invitees”SD3 - Master Deed, Article XIV, p. 8

“no commercial activities shall be conducted within any UNIT, COMMON ELEMENT or LIMITED COMMON ELEMENT, nor shall the same be modified or altered to accommodate any such commercial use. The foregoing restriction on commercial activities may not be amended without the consent of the GRANTOR, its successors and assigns and unanimous vote of all UNIT OWNERS.”SD3 - Master Deed, Article XIV, p. 9

“excepting such right of GRANTOR, no UNIT or any portion thereof may be submitted to a plan of Interval Ownership or any form of timesharing.”SD3 - Master Deed, Article XIV, p. 9

“It is also each owner's responsibility to ensure that the rental agent and guests understand and observe all rules & regulations.”SD3 - Rules & Regs, General

“any other person or entity authorized by the UNIT OWNER (including rental managers and their agents), shall have the right to enter such UNIT for the purpose of remedying or abating the cause of such emergency”SD3 - Master Deed, Article XVII, Right of Entry in Emergencies, p. 10

“Furthermore, a perpetual, appurtenant easement for advertising is hereby reserved over the corridors, passageways, elevators, building exterior, parking garage and other COMMON ELEMENTS, which easement is a LIMITED COMMON ELEMENT for the exclusive use and benefit of Commercial UNIT C-1 and the Owner thereof.”SD3 - Master Deed, Exhibit B, p. 34

“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of sixty-seven (67%) percent of the MEMBERS owning a UNIT in the Condominium in order for such amendment or amendments to become effective.”SD3 - Master Deed, Article XXIX, Amendment of Master Deed, p. 24

“the ASSOCIATION shall have and is hereby granted the authority and power to enforce the provisions of this Master Deed, levy and collect assessments (including late fees and attorney's fees) in the manner hereinafter provided, and to adopt, promulgate and enforce such rules and regulations governing the use of the UNITS and COMMON ELEMENTS, as the Board of Directors of the ASSOCIATION may deem to be in the best interest of the Condominium.”SD3 - Master Deed, Article XIII, p. 8

Will your guests be treated like guests?

Typical

Whether a guest who booked through you gets the same resort as a guest who booked through the front desk: the same pools, parking, wristbands and check-in, or a second-class version of them.

Owner guests hold the same deed easement over the building's common elements and garage as owners, but there is no front-desk or check-in service for owner rentals, the lock system is HOA-controlled, guests cannot bring motorcycles, and access terms for the $420K shared resort amenities are undocumented.

Wristbands & parking passesNo wristband or parking-pass system is described. All owners, their guests and family members hold a perpetual non-exclusive parking and ingress/egress easement over the garage (Commercial Unit C-3). Vehicles must fit in one marked space; no trailers; motorcycles are allowed for owners only - guests and tenants may not bring motorcycles.

Check-inunstated - no front-desk or check-in service for owner-rented units is described; the 2026 budget funds only $21,258 of on-site staffing

TrashHOA-provided bulk trash service ($60,647 in the 2026 budget); no owner-hauling or guest trash rule is stated

ElevatorsCommon-element passenger elevators from ground level (elevator contract $49,065 plus $15,000 maintenance in 2026 budget); no service-elevator, move-in or vendor-elevator rule is stated

Housekeeping & linenunstated - Commercial Unit C-1's owner holds an easement to run room service, laundry, maid and condominium-management services through the common elements, but nothing requires owners to use them

What the documents say (7)

“the COMMON ELEMENTS shall be, and the same are hereby declared to be, subject to a perpetual non-exclusive easement in favor of all of the OWNERS of UNITS in the Condominium for their use and the use of their immediate families, guests, licensees and invitees, for all proper and normal purposes”SD3 - Master Deed, Article VII, p. 6

“the OWNER of any COMMERCIAL UNIT, its families, guests, licensees, invitees, employees and agents shall have the right and easement to use the COMMON ELEMENTS in conjunction with the providing of its products and services, including, but not limited to, waiter or room service, laundry service, maid service and general condominium management services.”SD3 - Master Deed, Article VII, p. 6

“all other owners of UNITS, their guests and family members shall have a nonexclusive appurtenant, perpetual easement over Commercial UNIT C-3 for the parking of motorized passenger vehicles and for pedestrian and vehicular ingress and egress, which easement will be a COMMON ELEMENT.”SD3 - Master Deed, Exhibit B, p. 34

“Motorcycles are not permitted by guests or tenants. Motorcycles are allowed for owners only. Trailers are not permitted to be parked on property.”SD3 - Rules & Regs, Parking

“06690 Shared amenity expense 420,359”SD3 - Financials, 2026 Approved Operating Budget, Repairs & Maintenance

“06605 Exercise room expense/lease 13,337”SD3 - Financials, 2026 Approved Operating Budget, Repairs & Maintenance

“Future phases by GRANTOR may contain COMMON ELEMENTS which may include swimming pools, workout rooms, game rooms, snack rooms, water park, meeting rooms, parking decks or parking garages.”SD3 - Master Deed, Article III, p. 3

How much work lands on you?

Favorable

What the rules make the owner personally responsible for: a local contact who answers in minutes, keys and passes, trash, fines for guest behaviour, vendor hours and elevators.

No local-contact, response-time, registration, trash-hauling or service-elevator rules exist; the extra burdens are an HOA-controlled lock/key system, a summer contractor blackout, and liability for guest conduct and fines.

Locks & keysThe entry door and lock system are Association-maintained limited common elements; an owner who places their own lock on the entry door is charged the cost of the Association making a key, and the Association may require owners to deposit a unit key with it. The 2026 budget carries a $14,065 'Locks' bulk-service line. No smart-lock or keyless-entry policy is stated.

FinesBoard may impose 'reasonable' fines (no schedule stated) which become a lien on the unit, and may suspend voting and common-area use. Fines for an occupant's violation are assessed first against the occupant; if unpaid within the Board's deadline, the owner pays on notice. Written notice and a 10-day window to request a hearing before a Covenants Committee or the Board, with appeal to the Board within 30 days; the Board may also use self-help (including towing) and sue, with the violating owner paying attorney's fees. Owners are responsible for damage caused by guests, family and service personnel.

Contractors & vendorsContractors are not permitted to work in units from Memorial Day to Labor Day. Owners are responsible for their contractors and for their clean-up; no change to common-area appearance without prior Board approval; no structural changes, balcony enclosures, exterior changes, storm panels or awnings without written Association consent.

AlsoOwner must ensure rental agent and guests know and follow the rules. Window treatments visible from outside must have a uniform white backing. Nothing may be hung on balcony railings or draped over outdoor furniture; balconies may not be used for storage. No personal items in hallways or stairwells. Violations are reported to Coastal Association Management.

What the documents say (8)

“Each owner is responsible for the proper conduct of his/her own family, his/her guests and service personnel as well as any damage to property caused by these persons.”SD3 - Rules & Regs, General

“Contractors are not permitted to work in the units from Memorial Day to Labor Day”SD3 - Rules & Regs, Maintenance/Contractor Work

“To facilitate entry in the event of any such emergency, the OWNER of each UNIT, if required by the ASSOCIATION, shall deposit under the control of the ASSOCIATION a key to such UNIT.”SD3 - Master Deed, Article XVII, p. 10

“The entry door and lock system, porch, deck, patio or balcony floor, the walls facing the porch, deck, patio or balcony, and any porch, deck, patio or balcony railings attached thereto shall be maintained by the ASSOCIATION, and are hereby designated as LIMITED COMMON ELEMENTS for the exclusive use and benefit of the UNIT to which they are attached.”SD3 - Master Deed, Article XXI, p. 12

“said cost and expense shall be charged against the OWNER, including the expense of making a key should OWNER place a lock on the entry door in violation of the requirements of Article XVII.”SD3 - Master Deed, Article XXI, p. 12

“The Board shall have the power to impose reasonable fines, which shall constitute a lien upon the property of the violating OWNER, and to suspend an OWNER'S right to vote or to use the COMMON AREA for violation of any duty imposed under the Master Deed, these By-Laws, or any rules and regulations adopted hereunder”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 23, p. 57

“In the event that any occupant of a UNIT violates the Master Deed, By-Laws, or a rule or regulation and a fine is imposed, the fine shall first be assessed against the occupant; provided, however, if the fine is not paid by the occupant within the time period set by the Board, the OWNER shall pay the fine upon notice from the ASSOCIATION.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 23, p. 58

“All window treatments and blinds visible from the exterior of the unit must include a uniform white backing.”SD3 - Rules & Regs, Window Treatment

Is the money healthy?

Typical

Whether the association can pay for the building without surprise bills: reserves, special assessments, insurance deductibles, how fast dues are rising, and how much of the fee passes through to a master association.

Exceptional 31.6% reserve funding and dues that include electricity, internet and cable are offset by a 13.9% one-year dues increase to about $1,600 a month, an opaque 16% shared-amenity pass-through, unlimited Board power to special-assess, and no reserve balance or insurance detail.

2026 budget$2,628,107

Dues change+13.9% on the year

Reserves32% of budget

Special assessmentsNone in the documents

InsuranceInsurance is the third-largest line at 12.2% of the budget; no prior-year premium is given so the trend is unknown. Owners pay the portion of any repair to owner-responsibility items that falls within the Association's deductible (Art. XXI), and may buy their own contents/liability coverage, preferably from the Association's carrier with a subrogation waiver (Art. XXIII). The Board of Directors acts as Insurance Trustee.

FloodMaster Deed requires the Association's casualty policy to cover windstorm, wind-driven rain, water damage and flood damage 'if available' at full replacement value; actual current coverage and deductibles are not in the set

Passes through to a master association16% of the budget

DelinquencyAssessments are in default the day after the due date (By-Laws: monthly installment delinquent on the 15th). The Board may accelerate the full year's assessment on 10 days' notice; after 20 days unpaid the Association may foreclose its lien, charge interest at the legal rate, collect attorney's fees, appoint a receiver and collect market rent, and may terminate electrical service to the unit until paid. A buyer in a voluntary sale is jointly and severally liable with the seller for the seller's unpaid assessments. The 2026 budget includes $2,500 of late-fee income. No delinquency rate or report is in the set.

What the documents say (10)

“Monthly HOA Dues 2025 2026 Variance ... Units 1,404.50 $ $1,599.89 $195.39 ... Commercial 4,211.90 $ $4,797.85 $585.95”SD3 - Financials, 2026 Approved Operating Budget, dues table

“04000 Regular assessments 2,553,406 ... 04195 AT&T cell tower lease income 28,566 ... Total Operating Income 2,628,107”SD3 - Financials, 2026 Approved Operating Budget, Income

“05000 Reserve funding 830,334 Total reserve funding 830,334”SD3 - Financials, 2026 Approved Operating Budget, Reserve Funding

“07000 Insurance 319,820”SD3 - Financials, 2026 Approved Operating Budget, General & Administrative

“Should the Board of Directors at any time determine, in the sole discretion of said Board of Directors, that the assessments levied are or may prove to be insufficient to pay the costs of operation and management of the Condominium, or in the event of emergencies, said Board of Directors shall have the authority to levy such additional assessment or assessments as it shall deem to be necessary.”SD3 - Master Deed, Article XXVII(C), p. 18

“the ASSOCIATION is hereby granted the right, at any time any assessment, installment or accelerated installment is not paid within twenty (20) days after its due date, to terminate electrical utility service to the delinquent OWNER'S UNIT.”SD3 - Master Deed, Article XXVII(J), p. 21

“In any voluntary conveyance of a UNIT, the grantee shall be jointly and severally liable with the grantor for all unpaid assessments against grantor made prior to the time of such voluntary conveyance, without prejudice to the rights of the grantee to recover from the grantor the amounts paid by the grantee therefor.”SD3 - Master Deed, Article XXVII(M), p. 22

“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the COMMON ELEMENTS without the approval of the membership; provided, however, the Board shall obtain VOTING MEMBER approval by majority vote for special assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, and the total amount of such borrowing exceeds or would exceed five (5%) percent of the budgeted gross expenses of the ASSOCIATION for that fiscal year.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 21, p. 57

“Casualty insurance covering all of the UNITS, and COMMON ELEMENTS, in an amount equal to the maximum insurance replacement value thereof, exclusive of excavation and foundation costs, as determined annually by the insurance carrier, such coverage to afford protection against ... vandalism, malicious mischief, Windstorm, wind driven rain damage, water damage, flood damage and war risk insurance, if available.”SD3 - Master Deed, Article XXIV(A), p. 14

“the OWNER of such UNIT shall be, in said instance, required to pay such portion of the costs of such maintenance, repair and replacement as shall, by reason of the applicability of any deductibility provision of such insurance, exceed the amount of the insurance proceeds applicable to such maintenance, repair or replacement.”SD3 - Master Deed, Article XXI, p. 12

Who's really in charge?

Typical

Who holds the power the documents hand out: an owner-elected board, or a developer or commercial-unit owner with deed-level rights over rentals, guest services and the building's name.

Developer rights expired by September 2026 and the board is owner-elected with ordinary 67%/66% amendment thresholds, but commercial unit C-1 holds perpetual exclusive advertising, roof and service easements that the HOA cannot regulate or amend without Grantor and commercial-owner consent.

StructureOne association

Commercial unitYes, with its own deed rights

Board3 to 5 directors. After developer (Class II) control ends, five directors are elected by the members with staggered three-year terms (initially 3/3/2/2/1 years); directors must be owners, may serve unlimited consecutive terms, and may be removed with or without cause by a majority vote of the membership. Officers (President, VP, Secretary, Treasurer) are elected annually by the Board. At least four Board meetings a year, open to members.

Developer rightsGrantor (Sands Resorts Development, LLC) reserved: the option to add North Tower Phases II-III (up to 500 units and 10 more commercial units) and to amend the Master Deed unilaterally for that purpose until September 1, 2026; the right to designate a majority of the Board while Class II membership exists, any phase is unsubmitted, or it owns any unit, terminating no later than September 1, 2026; a Class II veto over all Board and committee actions while Class II membership exists; approval of all Master Deed amendments while it holds phase rights; immunity of its reserved rights from amendment without its written consent; the right to submit future-phase units to timeshare; and the right to use units as sales offices until all units in all phases are sold. Grantor directors need not recuse on contracts between Grantor and the Association. By the deed's own outer dates these rights have expired as of October 2026, but the set contains nothing confirming when Class II control actually ended.

Commercial-unit rightsCommercial units C-1, C-2, C-3 may be used for any legal commercial purpose including general rentals, management, restaurant, lounge and night clubs. C-1 holds a perpetual exclusive advertising easement over all common elements and the building exterior and an exclusive roof easement for antennas and satellite dishes. Commercial owners may use the common elements to deliver room service, laundry, maid and management services, and may alter non-structural components of their units without Board consent. Rules that diminish commercial-unit rights are not binding without the Grantor's written consent (Art. XV), and commercial-unit rights can only be amended with the written consent of the Grantor and all commercial-unit owners (Art. XXIX). No deed-level monopoly on residential rentals or guest services exists.

VotesTwo membership classes (Class I owners, Class II Grantor) defined in the Articles of Incorporation, which are referenced as Exhibit D but not included in the PDF; per-unit vote weights are therefore unstated. Quorum is 51% of total votes; proxies allowed; 'majority' means more than 50%; special meetings on petition of 10% of votes; unanimous written consent allowed in lieu of a meeting.

Changing the deedMaster Deed: 67% of members owning a unit (Art. XXIX), except changes to percentage interests or the assessment basis (all owners plus all mortgagees), Grantor rights (Grantor consent), commercial-unit rights (Grantor plus all commercial owners), and the commercial-activity ban (Grantor plus unanimous owners). By-Laws: 66% of total votes including 66% of non-Grantor votes (By-Laws Art. VI Sec. 6). Termination of the regime: unanimous owners plus all lienholders (Art. XXVIII). Rules and regulations: Board action.

Disputes or lawsuitsunstated - no minutes, financial statements or disclosures in the set

What the documents say (9)

“then GRANTOR, its successors and assigns, shall have the right to designate and select a majority of the persons who shall serve as MEMBERS of each Board of Directors of the ASSOCIATION”SD3 - Master Deed, Article XXXII, p. 27

“The power of the GRANTOR to designate Directors as above referred to shall terminate no later than the 1st day of September, 2026.”SD3 - Master Deed, Article XXXII, p. 27

“The GRANTOR may elect to exercise this right or option as to Phases II through III, or any one or more of them, no later than September 1, 2026.”SD3 - Master Deed, Article III, p. 3

“So long as the Class "II" membership exists, the Class "II" MEMBER shall have a veto power over all actions of the Board of Directors and any committee, as is more fully provided in this Section.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 3, p. 51

“any such rules or regulations which purport to diminish, abrogate or in any way affect the COMMERCIAL UNITS, including the LIMITED COMMON ELEMENTS and easements appurtenant thereto or other rights reserved herein in favor of the GRANTOR, its successors and assigns relative to the UNITS, COMMERCIAL UNITS, COMMON ELEMENTS, LIMITED COMMON ELEMENTS or any other portion of the Condominium shall not be binding upon the GRANTOR, the OWNERS of COMMERCIAL UNITS, their successors and assigns, unless and until the GRANTOR consents in writing to the same.”SD3 - Master Deed, Article XV, p. 9

“Notwithstanding the foregoing, the COMMERCIAL UNIT OWNER(s) shall have the right, without the consent or permission of the Board of Directors of the ASSOCIATION, to make such changes and alterations to non-structural components of the COMMERCIAL UNIT(S) as it or they may unilaterally desire and neither the ASSOCIATION, the Board of Directors or any other UNIT OWNER shall have the right to object thereto.”SD3 - Master Deed, Article XIX, p. 11

“At the first annual meeting after the termination of Class II control, five (5) Directors shall be elected. Two of the Directors, elected pursuant to this Section, shall be elected to serve for a term of three (3) years. Two (2) of the remaining Directors shall be elected to serve for a term of two (2) years, with the final Director elected to serve for a one (1) year term.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 6, p. 52

“No management contract may have a term in excess of one (1) year and must permit termination by either party without cause and without termination fee or penalty on ninety (90) days' or less written notice.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article III, Section 19(b), p. 56

“these By-Laws may be amended only by the affirmative vote (in person or by alternate) or written consent of VOTING MEMBERS representing sixty-six (66%) percent of the total votes of the ASSOCIATION, including sixty-six (66%) percent of the votes of MEMBERS other than the GRANTOR.”SD3 - Master Deed (Exhibit E By-Laws), By-Laws Article VI, Section 6, p. 60

03 Pros and cons

For the owner who runs it themselves.

The same building reads very differently to an owner on the rental program and an owner on Airbnb. This list is for the second one.

Working for you

The Master Deed expressly preserves every owner's right to rent or lease, with no minimum stay, rental-program requirement, registration, disclaimer or owner-use limit anywhere in the set (SD3 - Master Deed, Art. XIV)
Both the deed and the rules treat owner-chosen 'rental managers' and 'rental agents' as a normal part of ownership, so self-management or any off-site manager is contemplated (SD3 - Master Deed, Art. XVII; SD3 - Rules & Regs, General)
Owners' guests and invitees hold the same perpetual easement over all common elements as owners, and a perpetual parking/ingress easement over the garage; no program-guest distinction exists in the documents (SD3 - Master Deed, Art. VII and Exhibit B)
Reserve funding of $830,334 is 31.6% of the 2026 budget, more than double the 15% benchmark (SD3 - Financials, 2026 Budget)
Dues cover in-unit electricity (commonly metered), water/sewer, gas, cable, wireless internet, trash, pest control, security and building insurance, which removes most utility set-up and billing from a host's workload (SD3 - Financials, Bulk Services and Utilities; SD3 - Master Deed, Art. XXVII(J))
All 130 residential units are three-bedroom with an identical 0.7519% share, so dues are uniform and predictable (SD3 - Master Deed, Exhibits B and C)
$28,566 of AT&T cell-tower lease income and $42,635 of allocated income offset owner assessments (SD3 - Financials, Income)
Developer board-appointment and phase-addition rights expired no later than September 1, 2026 by the deed's own terms (SD3 - Master Deed, Art. III and XXXII)
Management contracts are limited to one year and terminable by either party on 90 days' notice without penalty, and the managing agent may not take vendor kickbacks (SD3 - Master Deed, By-Laws Art. III Sec. 19-20)
Board meetings are open to members, quarterly financial and delinquency reports are required, an annual report is due within 120 days of year end, and members may inspect books and minutes (SD3 - Master Deed, By-Laws Art. III Sec. 16 and 20, Art. VI Sec. 4)
Fines require written notice with a 10-day right to a hearing and are assessed first against the violating occupant before the owner (SD3 - Master Deed, By-Laws Art. III Sec. 23)
No pets are allowed anywhere, which limits pet damage and odor in a rental building (SD3 - Master Deed, Art. XVI; SD3 - Rules & Regs, Pets)

Watch-outs

Monthly dues jumped 13.9% in one year, from $1,404.50 to $1,599.89 (about $19,199 a year per unit), a high carrying cost for a self-managed rental (SD3 - Financials, 2026 Budget dues table)
A $420,359 'Shared amenity expense' line is 16% of the budget, yet no agreement, counterparty or amenity-access terms for owner guests appear in the set; the deed's own amenities (pools, water park, workout rooms) were only promised in future phases the developer had no obligation to build (SD3 - Financials, Repairs & Maintenance; SD3 - Master Deed, Art. III)
The Board may levy additional assessments in its 'sole discretion' whenever it deems the budget insufficient, and may borrow for repairs without a member vote; owners get a vote only on amenity borrowing above 5% of the budget (SD3 - Master Deed, Art. XXVII(C); By-Laws Art. III Sec. 21)
Twenty days after a missed payment the HOA may shut off the unit's electricity, accelerate the full year's dues, foreclose and collect market rent through a receiver; a buyer is jointly liable for the seller's unpaid assessments, so insist on an estoppel letter (SD3 - Master Deed, Art. XXVII(G), (J), (M))
Commercial Unit C-1 holds a perpetual exclusive right to advertise on every common element and the building exterior plus an exclusive roof antenna easement; its owner may run maid, laundry, room-service and management operations through the common elements, alter its unit without Board consent, is immune from HOA rules without Grantor consent, and its rights can only be changed with the Grantor's and all commercial owners' consent (SD3 - Master Deed, Exhibit B; Art. VII, XV, XIX, XXIX)
The entry door and lock system belong to the Association; an owner who installs their own lock is charged for key-making and may be required to deposit a key, which complicates keyless self check-in (SD3 - Master Deed, Art. XVII and XXI)
Contractors may not work inside units from Memorial Day to Labor Day, so renovations and non-emergency repairs must be scheduled in the off-season (SD3 - Rules & Regs, Maintenance/Contractor Work)
Guests and tenants may not bring motorcycles (owners only) and no pets are allowed at all, which excludes bike-week and pet-friendly bookings (SD3 - Rules & Regs, Parking and Pets; SD3 - Master Deed, Art. XVI)
Owners bear the Association's insurance deductible on in-unit items and the wind and flood deductibles are not disclosed; insurance is already 12.2% of the budget with no trend data (SD3 - Master Deed, Art. XXI and XXIV; SD3 - Financials)
The Board can adopt rules 'governing the use of the UNITS' by Board action alone, so registration, check-in or guest rules could appear without an owner vote (SD3 - Master Deed, Art. XIII; By-Laws Art. III Sec. 18(f))
Owners are liable for the conduct and damage of guests, rental agents and service personnel, and unpaid occupant fines roll to the owner as a lien (SD3 - Rules & Regs, General; SD3 - Master Deed, By-Laws Art. III Sec. 23)
The documents never use the registry label 'Phase III'; they govern 'Sand Dunes North Tower' (Phase I of that regime), and the Articles of Incorporation (Exhibit D) that define voting are missing from the PDF, so confirm the regime and voting rights before closing (SD3 - Master Deed, title page, Art. III, XIII and Exhibit list)
The rules are a single page from 2015 and the budget is a single page with no balance sheet, reserve balance, reserve study or actuals, so the reserve strength cannot be verified (SD3 - Rules & Regs; SD3 - Financials)

Unit type	Per month	Per year
Residential unit (all 130 units are three-bedroom with an equal 0.7519% interest)	$1,600	$19,199
Commercial (single budget line; equals three residential shares, consistent with C-1 + C-2 + C-3 = 2.2548% under Exhibit C)	$4,798	$57,574

Sand Dunes Resort.

The documents behind this page.

What the documents decide
before your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents read
for the building you are weighing.

Sand Dunes Resort.

The documents behind this page.

What the documents decidebefore your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents readfor the building you are weighing.

What the documents decide
before your first guest books.

Have the documents read
for the building you are weighing.