Pointe Sixteen on Smith Lake

What to compare in Pointe Sixteen

Look at the home and the lot together. Compare the outdoor living space, view orientation, route to the dock, and the records available for the property. For a lot, start with your intended home design and verify access, utilities, and buildability before making assumptions.

Your neighborhood questions, answered

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

The original 2022 Pointe Sixteen declaration, Cullman instrument 332808, MISC Book 377, pages 661–709. Exhibit B identifies Lots 1–74, Plat Book 2022, pages 30–31, with the shown common areas and private roads. Later additions require recorded instruments; do not assume every nearby parcel is included.

Is there an HOA, and what does it cost?

Confirm current terms

The recorded declaration establishes an owners association with annual, special and individual assessments. Annual charges are board-set and paid quarterly under the original document. Request the current dues, budget, special assessments and an assessment certificate for the offered lot.

Pointe Sixteen recorded declaration · Instrument 332808 · MISC Book 377, pp. 679–680, Article V §§1–9 · PDF page 19

What neighborhood amenities are available?

Confirm current terms

The record gives owners nonexclusive rights to private roads and common areas, subject to its rules. A boat ramp is described as something the developer may construct, without an obligation to build it. Confirm what operates today and the offered lot’s access rights.

Pointe Sixteen recorded declaration · MISC Book 377, p. 663, Article II §1; p. 678, Article IV §§23–24; p. 684, Article VI §4 · PDF page 18

What size home can I build?

Confirm current terms

The declaration lets the ARC issue architectural standards containing minimum requirements; it does not state a fixed minimum dwelling area. Request the current adopted standards, approved plan and living-area measurement rules for this lot.

Pointe Sixteen recorded declaration · MISC Book 377, p. 666, Article III §2; p. 693, Exhibit A §4 · PDF page 6

What styles and plans need approval?

Document summary

ARC approval precedes improvements and exterior changes, with a developer exception. The submission includes plans, exterior materials and colors, and a site plan prepared by a licensed surveyor. The original process gives the ARC 45 days; no timely written approval means disapproval, rather than automatic approval.

Pointe Sixteen recorded declaration · MISC Book 377, pp. 666–668, Article III §§2–3 · PDF page 6

Are manufactured or mobile homes allowed?

Confirm current terms

The instrument limits lots to single-family residential use, with stated exceptions, and requires prior written association approval for owner temporary structures and trailers. Its separate mobile-home language regulates common-area parking/storage. It does not establish general permission for a manufactured, mobile or modular residence; confirm the proposed structure against current ARC standards.

Pointe Sixteen recorded declaration · MISC Book 377, p. 670, Article IV §2(a); p. 672, §2(l); pp. 674–675, §12(a) · PDF page 12

Can I keep or stay in an RV or camper?

Confirm current terms

The original clause restricts parking or storage of mobile homes, motorhomes, trailers, campers and listed equipment on common areas. It also contains a garage/dwelling storage rule for bicycles, lawnmowers, tools and other listed vehicles/equipment. An explicit camper-occupancy duration or general camping permission was not established.

Pointe Sixteen recorded declaration · MISC Book 377, pp. 674–675, Article IV §12(a); p. 672, §2(l) · PDF page 14

When must construction start?

Document summary

If an approved improvement has not substantially commenced within one year after ARC approval, plans must be resubmitted before construction begins or continues. This is an approval/resubmission rule; no purchase-to-start deadline was found in the complete recorded packet.

Pointe Sixteen recorded declaration · MISC Book 377, p. 668, Article III §3(g) · PDF page 8

When must construction finish?

Document summary

Construction or alterations, once begun, must be completed within a reasonable time not exceeding 12 months under the recorded provision.

Pointe Sixteen recorded declaration · MISC Book 377, p. 668, Article III §3(j) · PDF page 8

Can I rent through Airbnb or VRBO?

Document summary

Whole-lot or dwelling leases must be written and run at least 12 months. Individual-room rentals are excluded, the association may regulate leases, and the developer is expressly excepted. An ordinary owner’s short Airbnb or VRBO stays do not fit the stated minimum in this instrument.

Pointe Sixteen recorded declaration · MISC Book 377, pp. 676–677, Article IV §17 · PDF page 16

What other rules should I know?

Document summary

The declaration places private-road maintenance with the association after construction and assigns owners their home and lot maintenance. Exterior materials are specified as wood, natural stone or cement lap siding, with ARC controls. Confirm the current architectural and maintenance rules for the offered property.

Pointe Sixteen recorded declaration · MISC Book 377, p. 673, Article IV §§5–8; pp. 682–685, Article VI §§1–6 · PDF page 13

All 49 pages of the recorded declaration, legal-description exhibit and formation attachments were reviewed. Current architectural standards, separately referenced bylaws, later amendments and the offered lot’s exact applicability remain to be confirmed. Research checked 2026-10-31.

Neighborhood features

• The record gives owners nonexclusive access to private roads and common areas, subject to its terms and association rules. These are private rights, not public access.

  Pointe Sixteen recorded declaration · MISC Book 377, p. 663, Article II §1; pp. 693–694, Exhibit A §10 · PDF page 3

• A boat ramp is described as something the developer may construct without an obligation to build it. Confirm any actual facility and the offered lot’s current access rights.

  Pointe Sixteen recorded declaration · MISC Book 377, p. 678, Article IV §24 · PDF page 18

Building and ownership notes

The available document copies state:

• Covered property is original Lots 1–74 and the plat’s common areas/private roads; later property needs a recorded addition.

  Pointe Sixteen recorded declaration · MISC377 p.697, Exhibit B; p.662, Article I §2 · PDF page 37

• ARC review precedes improvements/exterior changes; plans, materials and a surveyor site plan are required. A 45-day silence results in disapproval under this record.

  Pointe Sixteen recorded declaration · MISC377 pp.666–668, Article III §§2–3 · PDF page 6

• No substantial start within one year after ARC approval requires resubmission. Once begun, construction/alterations have a maximum 12-month completion period.

  Pointe Sixteen recorded declaration · MISC377 p.668, Article III §3(g),(j) · PDF page 8

• Written whole-lot/dwelling leases must last at least 12 months, with no individual-room rentals and an express developer exception.

  Pointe Sixteen recorded declaration · MISC377 pp.676–677, Article IV §17 · PDF page 16

• Common-area RV/camper/vehicle storage is restricted; the separate temporary-structure clause requires prior written approval. General camper occupancy permission or duration was not established.

  Pointe Sixteen recorded declaration · MISC377 pp.672,674–675, Article IV §§2(l),12 · PDF page 14

• Association assessments support private roads and common areas; board-set annual amounts were not given as a current dollar figure. A ramp is optional in the record, not promised as built.

  Pointe Sixteen recorded declaration · MISC377 pp.678–680, Article IV §24, Article V §§1–9; p.684, Article VI §4 · PDF page 18

Recorded document trail

• Exhibit B expressly includes original Lots 1–74 and the common areas and private roads shown on the referenced plat. Later annexations, replats and current lot applicability still need review.

  Pointe Sixteen recorded declaration · 332808 · MISC Book 377, p. 697, Exhibit B; Plat Book 2022, pp. 30–31 · PDF page 37

• The packet refers to separate architectural standards and bylaws. Its Exhibit C is a certificate-of-formation packet rather than separately titled bylaws; obtain the actual current bylaws and standards.

  Pointe Sixteen recorded declaration · MISC Book 377, p. 693, Exhibit A §§4,8; pp. 698–709, Exhibit C · PDF page 33

Questions for the exact property

• Does the offered lot match original Lots 1–74 on Plat Book 2022, pages 30–31, and what later amendments or replats apply?
• Can the association provide its current architectural standards, actual bylaws and adopted rules?
• What are the current annual dues, special assessments and charges, and can the association issue a current assessment certificate?
• What private road, ramp, dock or slip rights actually transfer, and which facilities operate today?
• What survey, shoreline, utility and septic approvals support the intended improvements and use?

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.