Hidden Falls on Smith Lake

What to compare in Hidden Falls

Phase I building requirements, architectural approval and shoreline approvals.

Your neighborhood questions, answered

Document summaries describe the sources reviewed. Confirm current amendments, fees and the rules for your exact lot.

The complete Phase I declaration, Winston instrument 60070, Deeds Book 264, pages 934–950, executed June 7 and recorded June 8, 2006, identifies Lots 1–72 on Plat Book 3, page 132. A 2015 instrument transfers Phase I/common-area control to the association. A separate Phase III “The Retreat” authority transfer refers to its own unread declaration; Phase I rules are not extended to it.

Is there an HOA, and what does it cost?

Confirm current terms

Phase I ownership carries association membership and annual/special assessments. The 2015 record transfers subdivision/common-area control to the association; the original historical amounts do not establish today’s dues or review fees. Obtain the current budget, specials and lot-account statement.

Hidden Falls Phase I recorded declaration · §§5.1–5.6 · Deeds Book 264, pp. 941–942; Phase I transfer · Deeds Book 313, pp. 727–729 · PDF page 8
Hidden Falls Phase I authority transfer · §§5.1–5.6 · Deeds Book 264, pp. 941–942; Phase I transfer · Deeds Book 313, pp. 727–729 · PDF page 8

What neighborhood amenities are available?

Confirm current terms

Phase I Exhibit C designates a park and playground on Lots 26 and 51. Access to a dock on Lot 52 is conditional on Alabama Power Shoreline Management approval. Current operation, approvals and the offered lot’s rights need confirmation.

Hidden Falls Phase I recorded declaration · Exhibit C · Deeds Book 264, p. 950 · PDF page 17

What size home can I build?

Document summary

For Phase I, the declaration specifies 1,700 square feet above ground; a multistory home requires at least 1,500 square feet on the first above-ground level, excluding porches, carports and garages.

Hidden Falls Phase I recorded declaration · Phase I §2.5 · Deeds Book 264, p. 936 · PDF page 3

What styles and plans need approval?

Document summary

Written architectural approval applies before improvements, landscaping, grading, excavation and specified changes. Plans, site/topography and exterior details must be submitted; written variances are available under the stated conditions. Obtain the current committee’s submission rules.

Hidden Falls Phase I recorded declaration · Phase I §§3.1–3.5 · Deeds Book 264, pp. 939–940 · PDF page 6

Are manufactured or mobile homes allowed?

Document summary

The Phase I copy excludes manufactured, modular and listed temporary structures as residences. Its applicability to another phase is not established.

Hidden Falls Phase I recorded declaration · Phase I §§2.7(c) and 2.15 · Deeds Book 264, pp. 937–938 · PDF page 4

Can I keep or stay in an RV or camper?

Document summary

The Phase I copy regulates garage parking of RVs, boats and trailers and bars listed temporary structures as residences. Confirm the exact storage proposal with the current committee.

Hidden Falls Phase I recorded declaration · Phase I §§2.13 and 2.15 · Deeds Book 264, p. 938 · PDF page 5

When must construction start?

Not verified

No deadline to begin building after purchase was found in the complete Phase I declaration or the three later instruments reviewed. Approval is still required before work; the 18-month clause is a completion period measured from commencement. Check current architectural rules and later changes.

Hidden Falls Phase I recorded declaration · Complete original · Deeds Book 264, pp. 934–950; construction §§2.3,3.1 · pp. 936 and 939; later instruments 134007,136709,144298 · PDF page 3

When must construction finish?

Document summary

For Phase I, dwelling construction, including landscaping, must finish within 18 months from commencement unless prior written architectural approval provides otherwise.

Hidden Falls Phase I recorded declaration · Phase I §2.3 · Deeds Book 264, p. 936 · PDF page 3

Can I rent through Airbnb or VRBO?

Not verified

No numerical lease minimum or express short-term rental approval/prohibition was found in the complete Phase I declaration. Residential-use wording and references to property being leased do not establish current Airbnb/VRBO permission. The later authority transfers and notice do not add a rental term; obtain current bylaws, rules and amendments.

Hidden Falls Phase I recorded declaration · Complete Phase I declaration · Deeds Book 264, pp. 934–950; residential use §2.4 · p. 936; later instruments 134007,136709,144298 · PDF page 3

What other rules should I know?

Document summary

Phase I shoreline and pier/boathouse provisions require compliance with applicable Alabama Power requirements. A waterfront lot alone does not establish a permit entitlement.

Hidden Falls Phase I recorded declaration · Phase I §§2.6(c) and 2.18 · Deeds Book 264, pp. 937–939 · PDF page 4

All 17 original official-preview pages and all seven pages of the three identified later instruments were visually read. The original’s former internal page gaps are now filled. The later documents transfer authority or provide an association notice; they do not supply new general building or rental terms. Current bylaws, architectural rules, later amendments, current charges and exact-lot applicability still need confirmation; the reduced plat’s fine survey details were not used. Research checked 2026-10-31.

Neighborhood features

• Exhibit C designates a park and playground on Phase I Lots 26 and 51. It describes access to a dock on Lot 52 only once Alabama Power Shoreline Management approves it. The record does not establish present operation or transferable access for every offered lot.

  Hidden Falls Phase I recorded declaration · Exhibit C · Deeds Book 264, p. 950 · PDF page 17

Building and ownership notes

The available document copies state:

• For Phase I, the declaration specifies 1,700 square feet above ground; a multistory home requires at least 1,500 square feet on the first above-ground level, excluding porches, carports and garages.

  Hidden Falls Phase I recorded declaration · §2.5 · Deeds Book 264, p. 936 · PDF page 3

• Written architectural approval is required before improvements, landscaping, grading, excavation or other specified changes. The submission process covers plans, site/topography, exterior materials and colors; variances must be written.

  Hidden Falls Phase I recorded declaration · §§3.1–3.5 · Deeds Book 264, pp. 939–940 · PDF page 6

• For Phase I, dwelling construction, including landscaping, must be completed within 18 months after construction commences unless prior written architectural approval provides otherwise.

  Hidden Falls Phase I recorded declaration · §2.3 · Deeds Book 264, p. 936 · PDF page 3

• The Phase I copy excludes manufactured, modular and listed temporary structures as residences.

  Hidden Falls Phase I recorded declaration · §§2.7(c) and 2.15 · Deeds Book 264, pp. 937–938 · PDF page 4

• Boat, RV and trailer parking is subject to the document’s garage-parking requirements. This is not a general ban on ownership of those vehicles.

  Hidden Falls Phase I recorded declaration · §2.13 · Deeds Book 264, p. 938 · PDF page 5

• Shoreline work and boathouses/piers remain subject to the applicable Alabama Power requirements and approvals.

  Hidden Falls Phase I recorded declaration · §§2.6(c) and 2.18 · Deeds Book 264, pp. 937–939 · PDF page 4

Recorded document trail

• Exhibit A identifies Phase I Lots 1–72 at Plat Book 3, page 132. The complete declaration and its plat/common-area exhibits have now been reviewed; match the offered lot to that recorded scope and later changes.

  Hidden Falls Phase I recorded declaration · Instrument 60070 · Deeds Book 264, opening p. 934 and Exhibit A p. 948 · PDF page 15

• The 2015 Phase I transfer moves subdivision and common-area control from the developer to the association under the declaration. It records an authority transfer, not a replacement of the dwelling, parking or rental provisions.

  Hidden Falls Phase I authority transfer · Instrument 134007 · Deeds Book 313, pp. 727–729; operative transfer p. 728 · PDF page 2

• A separate authority transfer concerns Phase III “The Retreat,” identifying its own declaration at Deeds Book 270, page 428 and plat at Plat Book 3, page 159. That declaration has not been reviewed here. Original §7.2 permits different restrictions for future phases; the shared Hidden Falls name does not make Phase I rules uniform across them.

  Hidden Falls Phase I recorded declaration · Original §7.2 · Deeds Book 264, pp. 944–945; instrument 136709 · Deeds Book 314, pp. 636–638 · PDF page 1
  Hidden Falls Phase III “The Retreat” authority transfer · Original §7.2 · Deeds Book 264, pp. 944–945; instrument 136709 · Deeds Book 314, pp. 636–638 · PDF page 1

Questions for the exact property

• Does the offered lot match Phase I Lots 1–72, and are there later amendments or a different phase’s declaration?
• What current written dock, pier and shoreline approvals exist, and are the park, playground and Lot 52 dock operating for this lot’s benefit?
• What written approval covers the proposed RV, boat or trailer storage, detached building and guest parking?
• What are today’s road/common-area maintenance responsibilities, dues, special assessments and architectural review charges?
• What water service, sewage-disposal approval and site/utility easements apply to the intended home?

Understand the map and the property

Community pins identify reference locations, not entrances or subdivision boundaries. A highlighted tax parcel is the selected listing’s map reference and may not include all land offered for sale. Nearby parcels are not assumed to be part of the community or listing. Confirm boundaries, access and rights with recorded documents and a survey.