This Week
Legal Update
ChampionsGate v. Lennar Uses the Same Fee Structure as All Five Medley Communities
A federal class action alleges an "illegal club fee scheme" at Lennar's Oasis Club — the identical mandatory fee structure used at Medley at Mirada, Southshore Bay, Angeline, Prosperity Lakes, and New Port Corners.
News
Southshore Bay Club Still Losing Money Six Months After HOA Purchase
The Medley Club at Southshore Bay — purchased by its HOA for $8,550,000 in November 2025 — continues to operate at a loss. Members are paying approximately $108 per month in special assessments to service the acquisition loan.
Verified Fact
Southshore Board Expected Two Years — The Option Was Active in Six Months
By April 2025 — six months after Southshore Bay's resident board was seated — documents confirmed the purchase option was already active. The board had publicly stated they expected until April 2027. Mirada's Club Plan contains identical timeline language.
Verified Fact
Mirada Turnover Information Meeting Scheduled June — Nomination Window Not Yet Open
ICON Management has scheduled a turnover information meeting for June 2026. The actual board election date has not been announced. Three directors will be elected. If candidates equal seats, all are automatically seated without a vote.
Communities
| Location | San Antonio, Pasco County |
| Total planned homes | 1,038 |
| Homes closed (est.) | ~913 (88%) |
| Club size | 16,755 sq ft |
| Club opened | 2021 |
| Board seats at turnover | 3 directors (Bylaws §4.2) |
| Auto-seating rule | If candidates ≤ seats, all seated without a vote |
| Option window | 90 days from Option Date |
| Fee cap expiration | January 1, 2027 — uncapped thereafter |
| 2025 net loss | ($665,872) incl. ~$157K hurricane damage |
| Annual fee pass-through | $534,850/yr to Lennar |
| HOA property manager | ICON Management |
| Club manager | True Club (Troon) |
"If the Association does not exercise the Purchase Option within ninety (90) days after the Option Date, the Association's option to purchase the Club shall terminate, be null and void."
Mirada Club Plan §5.5 — Pasco County OR BK 9920
| Location | Wimauma, Hillsborough County |
| Total homes | 854 |
| Purchase price | $8,550,000 — verified Hillsborough County Property Appraiser |
| Closing date | November 20, 2025 |
| Deed | Instrument 2025497699 |
| General Release | Instrument 2025497697 — all Club Plan claims permanently released |
| Loan security | South State Bank UCC-1 — secured against member assessments (Filing 202504484745) |
| Monthly cost added | ~$108/month special assessment per household |
| Deficit disclosed | November 6 — after P&S signed October 16 |
| Appraisal | Discussed September 16, 2025 · Loan authorized August 27, 2025 |
| HOA property manager | Castle Group (replaced ICON January 2025) |
| Club manager | True Club retained partial 2026 |
| Community resource | MedleyMembers.net — resident-run documentation site |
| Location | Land O' Lakes, Pasco County |
| Club opened | March 22, 2024 |
| Club size | 12,029 sq ft (originally announced as 15,000 sq ft in December 2022) |
| Master plan | 6,200 acres · ~30,000 anticipated residents |
| Developer | Metro Development Group + Lennar |
| Adjacent | Moffitt Cancer Center Speros campus (775 acres) |
| Club Plan | Pending retrieval from Pasco County Clerk |
| HOA turnover | Earlier stage than Mirada — timeline TBD |
| Note | Entry road geometry consistent with planned guardhouse — decision on gates left to HOA per governing documents |
| Location | Parrish, Manatee County |
| Club name | Medley Club at Prosperity Lakes |
| Status | Active — selling now |
| Club Plan | Pending retrieval from Manatee County |
| HOA turnover | TBD — earlier stage |
| Note | Confirmed Medley Club branding via Lennar Tampa Facebook. Same Club Plan structure expected — pending verification. |
| Location | New Port Richey, Pasco County |
| Club name | Medley Club at New Port Corners |
| Sales launched | August 1, 2025 |
| Club status | Future — not yet open |
| Planned amenities | Pool, clubhouse, café, fitness center, yoga lawn, pickleball, bocce, dog park |
| Club Plan | Pending retrieval from Pasco County Clerk |
| HOA turnover | Earliest stage — years away |
| Source | Lennar press release August 1, 2025 · 55places.com |
Legal Context
Controlling Precedent
Avatar v. Gundel — Florida 6th DCA (June 2023)
Mandatory developer club fees including profit markup may violate Florida HOA law. Florida Supreme Court declined review. Controlling precedent statewide.
Active Litigation
ChampionsGate v. Lennar — Federal Class Action (March 2025)
Same attorney who won Solivita. Same legal theory. Same fee structure. Southshore Bay signed a General Release waiving this claim as a condition of their HOA purchase.
Legislative
Lennar Lobbied to Overturn Avatar v. Gundel — Bill Stalled
Lennar hired lobbyists to push Florida SB 1118 exempting developer club fees from HOA law. The Senate Regulated Industries Committee chair declined to hold a hearing.
Alternatives to HOA Ownership
The Medley Club was deliberately structured outside Florida Chapter 720 — the Homeowners' Association Act — from day one. Operating outside Chapter 720 gave Lennar capabilities an HOA-owned club cannot replicate. When the HOA purchases the club, it inherits Chapter 720 constraints that Lennar specifically engineered around. Other communities facing similar structures have explored alternatives.
Professional Management Agreement
Rather than purchasing, the Association negotiates a long-term management agreement with a professional operator. The Club Owner retains title. Members retain access. Fee protections are written into the contract. The club stays outside Chapter 720.
Relevant precedent: Southshore Bay retained True Club under a management agreement post-purchase.
Florida Consumer Cooperative (Chapter 618)
Florida Chapter 618 enables a consumer cooperative where every homeowner holds a membership share tied to their lot. A professional manager operates it under contract. Surplus is distributed as patronage dividends. Cooperative membership shares are generally not securities under federal law.
Legal basis: Florida Statutes Chapter 618
Negotiated Purchase at Appraised Value
The Solivita community (5,500 homes) refused the developer's $73M price when an independent appraisal found the facilities worth approximately $19.25M. Residents sued and ultimately prevailed. The formula price and market value are not the same number.
Source: Avatar v. Gundel, Florida 6th DCA (June 2023) · Solivita class action
Declining the Option — Understanding the Consequences
If the Association does not exercise within 90 days, the option lapses permanently. Lennar retains full authority under Section 5.2 to sell to any person at any price at any time. Members retain access under existing Club Plan terms but lose the formula price protection forever.
Source: Mirada Club Plan §5.2, §5.5 — Pasco County OR BK 9920
Editorial position: Medley Dispatch does not advocate for or against any specific ownership structure. The analysis above presents factual information. The decision belongs to the incoming board — informed by qualified legal counsel — and ultimately to homeowners.
Questions for Incoming Boards
Before Any Vote on Club Purchase, Boards Should Be Able to Answer:
- What is the exact formula price on the Option Date — and what happens if Club Membership Fees change before closing?
- Has the board reviewed the club's complete balance sheet — including any amounts currently owed to Lennar?
- Has the board commissioned an independent MAI appraisal before agreeing to any price?
- Does the board understand that §5.6.2 requires a General Release of all Club Plan claims at closing — and has legal counsel reviewed what rights are being permanently waived?
- Has the board reviewed Avatar v. Gundel and the ChampionsGate class action and consulted HOA counsel about their implications?
- What are the terms of the True Club management contract — what happens to it upon any change of ownership?
- Are there ownership structures that could benefit residents without Chapter 720 regulatory constraints?
- What happens to member access if the HOA declines the option and Lennar sells to a third party?
Public Documents
All documents are publicly available. Instrument numbers enable independent verification at county clerk offices.
Pasco County · Club Plan
Mirada Club Plan — Initial Filing
79-page document. Purchase option formula, fee structure, member obligations, Exhibit F purchase agreement form.
OR BK 9920 · IP2019097941 · app.pascoclerk.com
Pasco County · Amendments
Mirada Club Plan — Amendments 1–5 (on file) · Amendments 6–10 (pending)
Amendments 1–5 retrieved and on file. Amendments 6–10 recorded in 2024 — instrument numbers and full text pending retrieval from Pasco County Clerk in person.
IP2019157089 through IP2022267245 (Amendments 1–5) · app.pascoclerk.com
Hillsborough County · Deed
Southshore Special Warranty Deed
Lennar conveys club to Southshore HOA November 20, 2025 for $8,550,000.
Instrument 2025497699 · publicaccess.hillsclerk.com
Hillsborough County · Release
Southshore General Release
HOA permanently releases Lennar from all Club Plan claims as closing condition.
Instrument 2025497697 · publicaccess.hillsclerk.com
Florida SOS · UCC
South State Bank UCC-1 — Southshore
Bank secures $11M loan against Southshore HOA member assessment rights. Filed December 1, 2025.
Filing 202504484745 · search.sunbiz.org
Federal Court · Litigation
ChampionsGate v. Lennar
Class action alleging illegal club fee scheme — same structure as all five Medley communities.
Filed March 17, 2025 · Federal Court
🍇 The Grapevine
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ICON Newsletter Mentioned the Turnover Meeting — Has Anyone Seen the Full Letter?
I received a letter from ICON last week that referenced the upcoming turnover information meeting scheduled for June. It did not include specific dates for the Candidate Filing Period. Wondering if anyone else received different information or a follow-up letter with more details.
📎 ICON Management Newsletter, Medley at Mirada, April 2026 — copy on file with submitter
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