Mallard Pointe Condominiums on Smith Lake

What to compare in Mallard Pointe Condominiums

Condominium and master-association costs, whole-unit rental terms, shared facilities and the rights allocated to the offered unit.

Your neighborhood questions, answered

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

All 68 pages of the April 14, 2022 Mallard Pointe Condominium declaration and exhibits were read: Cullman MISC Book 374, pages 816–883. Original coverage is Lot 2-A, Plat Book 2020, page 10, with 16 units in one four-level building. This guide applies only to matching condominium listings; nearby detached homes and later additions are not automatically included.

Is there an HOA, and what does it cost?

Confirm current terms

Yes—each unit owner belongs to the condominium and master associations and pays applicable expenses. Common assessments are annual, normally collected monthly in advance unless the board sets other timing; reserves and additional assessments are provided for. This original does not quote current dues. Request both budgets, current charges, reserves, working-capital/transfer charges and a unit-specific balance statement.

Mallard Pointe Condominium declaration · MISC Book 374, pp. 831–835, §§4.02, 4.05, 5.01–5.08; p. 855, §12.03(c) · PDF page 17 · document page 13

What neighborhood amenities are available?

Confirm current terms

The original names master pools, pickleball, basketball and a clubhouse that existed or might be built, while expressly saying the developer need not provide them. Access is subject to rules, fees and other conditions. Verify operating facilities and guest rights; do not assume a boat slip comes with every unit.

Mallard Pointe Condominium declaration · MISC Book 374, pp. 823–824, §1.01(q), (y); pp. 827–828, §2.03(i); p. 881, Exhibit E · PDF page 8 · document page 4

What size home can I build?

Document summary

This is a condominium, not a vacant-lot building-size guide. The recorded plan defines each original unit’s boundaries and approximate dimensions. The plan notes say architectural floorplans are informational and not certified as built; confirm the offered unit’s actual area, current plan and alteration limits.

Mallard Pointe Condominium declaration · MISC Book 374, pp. 824–825, §1.01(aa), §2.01; pp. 878–880, Exhibit D, sheets 1–3 · PDF page 10 · document page 6

What styles and plans need approval?

Document summary

Exterior/common/limited-common changes need prior written association consent and an approved contractor; structural or easement-affecting work also needs affected owners’ consent. The association must answer within 45 days, but silence is not consent. Developer-owned units have the stated exception. Request the current renovation application, work hours and written approval conditions.

Mallard Pointe Condominium declaration · MISC Book 374, pp. 837–838, §6.02(b)(iv)–(v), (c); p. 840, §7.02(b), (g) · PDF page 22 · document page 18

Are manufactured or mobile homes allowed?

Confirm current terms

These documents establish condominium units and common property, not separate homesites or a right to place a manufactured/mobile home. The temporary-structure/trailer/outbuilding clause requires prior written board approval, with a developer exception. Confirm any unusual proposed structure separately rather than inferring permission.

Mallard Pointe Condominium declaration · MISC Book 374, p. 825, §2.01; p. 841, §7.02(n) · PDF page 26 · document page 22

Can I keep or stay in an RV or camper?

Confirm current terms

The original requires prior written board approval for temporary structures or trailers, with a developer exception, and consent for common-element storage. It does not establish RV camping, overnight occupancy or a parking duration. Obtain current vehicle, boat-trailer, guest-parking and RV rules for the unit’s assigned space.

Mallard Pointe Condominium declaration · MISC Book 374, p. 841, §7.02(n); p. 840, §7.02(b); p. 881, Exhibit E · PDF page 26 · document page 22

When must construction start?

Confirm current terms

No ordinary purchaser’s purchase-to-start building deadline was found in the reviewed condominium documents. For unfinished unit work or renovations, obtain the contract schedule and written association approval before starting. The developer’s separate future-phase deadlines are not buyer construction deadlines.

Mallard Pointe Condominium declaration · MISC Book 374, p. 825, §2.01; pp. 837–838, §6.02; pp. 829–830, §§3.01–3.04 · PDF page 10 · document page 6

When must construction finish?

Confirm current terms

No fixed ordinary buyer renovation-completion period was identified in the reviewed original. Owners have prompt maintenance/repair duties, and casualty rebuilding has separate provisions. Confirm the completion schedule and any extension process in the particular work approval or purchase contract.

Mallard Pointe Condominium declaration · MISC Book 374, pp. 836–838, §6.02; p. 851, §9.08 · PDF page 21 · document page 17

Can I rent through Airbnb or VRBO?

Document summary

The original allows written whole-unit leases of at least three days; individual-room rentals are excluded. The association may adopt reasonable lease rules and request a lease copy; the text limits rules that would prohibit or materially impair leasing. The developer is expressly excepted. Confirm current amendments, registration/guest rules and applicable local requirements before planning Airbnb or VRBO use.

Mallard Pointe Condominium declaration · MISC Book 374, p. 842, §7.03 · PDF page 27 · document page 23

What other rules should I know?

Document summary

The original assigns numbered parking/storage to its 16 units, but Exhibit E does not allocate boat slips. Smoking, including electronic cigarettes, is prohibited; more than two domestic cats/dogs requires written board approval. Owners also have separate repair and liability-insurance duties. Verify current assignments, coverage, deductibles and later rules.

Mallard Pointe Condominium declaration · MISC Book 374, p. 881, Exhibit E; pp. 840–841, §7.02(f), (m); pp. 836–838, §6.02; pp. 845–848, §§9.01–9.04 · PDF page 66

The supplied original, its bylaws, plans and allocation exhibits were fully read. This does not establish the complete current document chain. Exhibit G identifies a separate master-subdivision declaration/bylaws at MISC Book 336, page 966 that has not been read here. Current amendments, board rules, budgets, insurance, operating facilities and the offered unit’s current allocations still need confirmation. Research checked 2026-10-31.

Neighborhood features

• The original identifies master recreation areas with pools, pickleball, basketball and a clubhouse that existed or might be built. It expressly does not obligate the developer to provide those facilities. Use rights are subject to association rules, fees and other conditions; current operation must be confirmed.

  Mallard Pointe Condominium declaration · MISC Book 374, pp. 823–824, §1.01(q), (y); pp. 827–828, §2.03(i) · PDF page 8 · document page 4

Building and ownership notes

The available document copies state:

• Unit owners belong to both the condominium association and master association. Assessments cover common and applicable limited-common expenses; ordinary common assessments are payable monthly in advance unless the board sets other installments. No current dollar amount is established by this original.

  Mallard Pointe Condominium declaration · MISC Book 374, pp. 831–834, §§4.02, 4.05, 5.01–5.06 · PDF page 16 · document page 12

• Exterior and common/limited-common changes need prior written association consent and an association-approved contractor. Structural or easement-affecting work also requires affected owners’ consent. A 45-day response requirement does not make silence approval; developer exceptions are stated.

  Mallard Pointe Condominium declaration · MISC Book 374, pp. 837–838, §6.02(b)(iv)–(v), (c); p. 840, §7.02(b), (g) · PDF page 22 · document page 18

• The original permits written whole-unit leases of at least three days, excludes individual-room rentals and allows reasonable association lease rules. A lease copy may be requested, with rent information redacted. The developer is expressly excepted; current amendments and local requirements still need checking.

  Mallard Pointe Condominium declaration · MISC Book 374, p. 842, §7.03 · PDF page 27 · document page 23

• Temporary structures, trailers and outbuildings require prior written board approval, except for the developer. Storage or obstruction of common elements also needs written consent. These clauses do not establish RV camping rights, an overnight duration or permission for a separate manufactured home.

  Mallard Pointe Condominium declaration · MISC Book 374, p. 841, §7.02(n); p. 840, §7.02(b) · PDF page 26 · document page 22

• The declaration separates association and owner repairs: owners generally maintain interiors and systems serving their unit. It also requires separate owner liability coverage and provides for insurance deductibles or uninsured costs to be assessed in stated circumstances. Obtain current coverage and responsibility details.

  Mallard Pointe Condominium declaration · MISC Book 374, pp. 835–838, §§6.01–6.03; pp. 845–848, §§9.01–9.04; pp. 850–851, §§9.07–9.08 · PDF page 20 · document page 16

• The original prohibits smoking, including electronic cigarettes, on the condominium property. More than two domestic cats or dogs in a unit requires prior written board approval; nuisance and additional pet rules also apply.

  Mallard Pointe Condominium declaration · MISC Book 374, p. 840, §7.02(f); p. 841, §7.02(m) · PDF page 25 · document page 21

Recorded document trail

• The stamped declaration was recorded April 14, 2022. All 68 pages were reviewed, including the 10-page bylaws text and Exhibits A–G. A full reading of this original does not confirm that no later amendments exist.

  Mallard Pointe Condominium declaration · Cullman MISC Book 374, pp. 816–883; Exhibit C bylaws, pp. 866–876 · PDF page 1
  Cullman County probate record search · Cullman MISC Book 374, pp. 816–883; Exhibit C bylaws, pp. 866–876 · PDF page 1

• Exhibit A covers Lot 2-A, Plat Book 2020, page 10. Exhibit B lists Lot 1-A and subdivision Lot 42 as possible additional property; Article III says additional land is not subject to this declaration until submitted by amendment.

  Mallard Pointe Condominium declaration · MISC Book 374, pp. 864–865, Exhibits A–B; pp. 829–831, article III · PDF page 49

• Exhibit E assigns the original Units 100–103, 200–203, 300–303 and 400–403 numbered parking and storage spaces, one vote and 6.25% each. It does not allocate boat slips. Later phases or recorded reallocations can change interests, so verify the offered unit’s current assignments.

  Mallard Pointe Condominium declaration · MISC Book 374, p. 881, Exhibit E; p. 882, Exhibit F; pp. 828–829, §§2.04–2.05 · PDF page 66

• Exhibit G identifies other recorded documents, including the master subdivision declaration/bylaws at MISC Book 336, page 966, plats at Plat Book 2018, page 11 and Plat Book 2020, page 10, and master-association formation at Incorporation Book 54, page 821. Those separate instruments remain to be reviewed.

  Mallard Pointe Condominium declaration · MISC Book 374, p. 883, Exhibit G · PDF page 68

Questions for the exact property

• Which current recorded parking space, storage area and any boat-slip right belong to this unit, and are there later assignment amendments?
• What are the current condominium and master-association dues, reserves, working-capital/transfer charges, unpaid balances and pending special assessments?
• Which shared facilities operate now, and what guest, rental-occupant, seasonal, fee or access limits apply?
• What current minimum-stay, rental registration, lease-copy, guest-parking and local requirements apply to this unit?
• Which repairs, utilities, internet, owner insurance and master-policy deductibles are the buyer’s responsibility, and what approvals/timing apply to planned renovations?

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.