"Each individual Lot Owner shall maintain and repair his individual front residence door, roof, windows, screening, screened porch area, swimming pool, pool deck and all Owner-installed improvements."
That sentence comes from an amendment to the Cedar Cay declaration, acknowledged on January 3, 1989, by Joseph B. Fraser, III, president of the developer. It still sets the terms for one of Broken Sound's largest villages, with 105 homes. Buyers often treat Cedar Cay as the low-cost way into Broken Sound. That's partly true. The house usually costs less than elsewhere in the community, but two other costs don't shrink with it. The owner carries the parts of the home that cost the most to replace. And the mandatory club contribution stays the same size, so it takes a much bigger share of a Cedar Cay purchase than of a Grand Oaks one.
A Maintenance Split That Looks Like a Condo but Isn't
The amendment divides the work between the association and the owner in a way buyers coming from condos or fully maintained villas don't expect. The association handles routine lawn and landscape care and the lawn irrigation system. It also paints, repairs, replaces and cares for "exterior building surfaces," gutters, downspouts and garage doors.
| Handled by the Cedar Cay association | Handled by the owner |
|---|---|
| Routine lawn and landscape care | Roof |
| Lawn irrigation system | Windows and screening |
| Paint and care of exterior building surfaces | Front residence door |
| Gutters and downspouts | Screened porch area |
| Garage doors | Swimming pool and pool deck |
| Anything the owner has installed or added |
The association's side of the table is the work that keeps the street looking uniform. The owner's side holds the expensive items. In a South Florida home, the roof and windows are among the costliest systems to replace and the ones insurers look at most closely. The document also limits the association's duty to buildings and landscaping "as were originally installed by the Developer." So once a home has been expanded or upgraded, the new parts fall to the owner.
The Windstorm Line
One clause in the same section matters more than the table. The association is not required to repair or replace "improvements damaged by fire, windstorm, hail or other casualty"; the lot owner makes those repairs. It also isn't responsible for mechanical equipment such as air conditioning units or water pumps, and it describes its own role as "only routine maintenance."
Read alongside the dues, this tells a buyer what the monthly fee buys. One active Cedar Cay listing, with data updated October 4, 2026, reports HOA dues of $600 a month. The listing doesn't break that figure down, so confirm it with the association before relying on it. Whatever the exact amount, the fee covers upkeep of the shared look of the village. It does not cover storm damage. Insurance and inspection decisions in Cedar Cay should be made as they would be for a detached single-family home.
The declaration also lets the association levy special assessments for capital improvements and certain other costs. Authority to assess is not the same as a current assessment. The village's document page sits behind a resident login, so the estoppel and the latest board minutes are where a buyer confirms whether one is in place.
Why Sale Prices and Asking Prices Are So Far Apart
The maintenance split also explains Cedar Cay's price spread. As of October 4, 2026, only two Cedar Cay homes had closed in the previous 180 days, and the two active listings were asking far more than either sold for.
| Address | Status as of Oct. 4, 2026 | Price | Living sq. ft. | Per sq. ft. | Days on market |
|---|---|---|---|---|---|
| 2226 NW 52nd St. | Closed Apr. 22, 2026 | $400,000, listed at $499,000 | 1,949 | $205 | 160 |
| 2058 NW 52nd St. | Closed Oct. 2, 2026 | $570,000, listed at $650,000 | 1,842 | $309 | 142 |
| 2295 NW 53rd St. | Active | $800,000 asking | 2,218 | about $361 | 73 |
| 2103 NW 53rd St. | Active | $1,379,000 asking | 2,262 | about $610 | 24 |
Both closed homes sold well under their list prices. One closed about 12 percent under, the other about 20 percent under, and each took more than 140 days. The higher of the two active listings describes a private pool, more than $350,000 in renovations and a four-bedroom layout.
Four data points can't show a market trend, and they shouldn't be read as one. What they do show is that in Cedar Cay, the condition of the systems the owner maintains drives price far more than the floor plan does. The village homes are similar in size, since every home in the table falls between 1,842 and 2,262 square feet. Yet the price per square foot nearly triples from the lowest closing to the highest asking price. Under this declaration, a renovated roof, new windows and a redone pool are the owner's investments, and the owner gets the credit for them at resale. A home that hasn't had that work passes the cost to the next buyer. That's one reasonable reading of why the two closings came in well under their asking prices.
Comparing listings in Cedar Cay is less about square footage and more about how much of the owner's side of the maintenance table has already been paid for.
The Club Cost Doesn't Shrink With the House
Broken Sound Club's rules require every buyer of a Broken Sound residence to become a member and choose a Sports, New Course or Old Course membership. The club's public membership page describes the tiers but doesn't list prices.
Two sets of numbers are circulating, and neither is confirmed for the fiscal year that began October 1, 2026:
- The last dated schedule, labeled October 1, 2025 through September 2026, listed non-refundable contributions of $130,000 for Sports/Social, $175,000 for New Course Golf and $225,000 for Old Course Golf.
- Undated material from 2026 lists $150,000, $200,000 and $300,000 for the same three tiers, with no effective date.
- A discussion dated September 28, 2026, still cited the 2025 schedule and advised buyers to confirm whether a new one applies from October.
Either way, at Cedar Cay prices the contribution is a large number. Against the $570,000 closing on October 2, the older Sports/Social figure is about 23 percent of the purchase price, and the newer reported figure is about 26 percent. Against the $400,000 sale in April, those shares rise to roughly a third or more. A buyer in an estate village pays the same contribution on a home costing several times as much, so the club cost is a much smaller share of that purchase.
Annual costs come on top of the contribution. The latest itemized schedule found, now past its stated period, listed Sports/Social operating dues of $24,887 plus 7 percent tax, a $2,400 annual service charge plus tax, and a $2,328 annual renovation assessment. A 2026 summary lists a Sports capital-replacement contribution of $2,731 a year. New purchasers also pay a one-time $4,000 Broken Sound Master Association Certificate of Compliance fee. The master association assessment is separate again. According to the association's January 1, 2026 new-owner booklet, it is tied to Palm Beach County tax-assessed values and funds shared elements such as lakes, roads, gates, walking paths and lighting.
That's why a seller credit matters so much in this village. The $1,379,000 listing offers $50,000 toward the buyer's new club membership at closing. It's one seller's concession, not a club program. Still, when the contribution can approach a third of the price, a credit like that moves the total cost more than a typical price reduction would.
Questions to Settle Before You Sign
- Roof age and permit history. The declaration puts the roof on the owner, so its remaining life is part of the price.
- Windows and screening. Ask whether they have been replaced or are original, since they're also on the owner's side of the split.
- Pool and deck condition. These are owner responsibilities wherever a home has them.
- The current, written Broken Sound Club fee schedule for FY2026–27. Get it from Club Membership before you finalize your budget.
- The Cedar Cay estoppel. Use it to confirm the current dues, any assessments levied or planned, and any amendments recorded after 1989.
- Any seller credit toward membership. Have it written into the contract.
Cedar Cay is managed by Sheri Scarborough of Superior Association Management, according to the master association's 2026 new-owner booklet.
Frequently Asked Questions
Does the Cedar Cay HOA cover hurricane damage to my home? Under the 1989 amendment, the association is not required to repair damage from fire, windstorm, hail or other casualty. The lot owner makes those repairs.
Are Broken Sound Club and the Broken Sound Master Association the same thing? No. The master association's 2026 booklet describes them as separate entities with their own governing documents, boards and budgets.
Is club membership optional in Cedar Cay? No. Club rules require buyers of Broken Sound residences to become members and choose a tier.
If you're weighing a Cedar Cay home, Anne De Marzo and our team can help you read the roof, the estoppel and the current club schedule together, so you know the full cost before you make an offer. Request a Private Tour & Community Introduction.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
