Stoney Point Landing on Smith Lake

What to compare in Stoney Point Landing

Current association and architectural documents, the offered lot’s phase, road responsibilities and lake-access rights.

Your neighborhood questions, answered

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

This Winston County Smith Lake community is identified in the original and amended declarations. The reviewed set includes both 2000 declarations, the 2001 Phase IV–VI supplement and all 15 pages of the amended declaration executed November 14, 2018 and recorded March 15, 2019. The amended scope references Plat Book 3, pages 31–33, 35–37, 38–41 and 42–47; verify the offered lot against its recorded phase.

Is there an HOA, and what does it cost?

Confirm current terms

Yes—each covered lot owner is an HOA member. The amended declaration makes the annual amount board-set per lot, due January 31, and allows special assessments. Combined lots generally retain per-purchased-lot dues with specific listed exceptions. Request the current dues, fees, outstanding assessments and balance for the exact lot; an old declaration amount is not a current quote.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 283–285, article II, §§1–5; p. 286, article III, §1; p. 289, article V, §2(e) · PDF page 4

What neighborhood amenities are available?

Confirm current terms

The amended text describes common recreational property that can include walking trails, boat ramps, slips and piers, with conditional owner/guest access. It expressly does not oblige the HOA to provide every described facility. Confirm what operates now and any dock/slip allocation, guest limits or separate fees for the offered lot.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 283, article I and article II, §1 · PDF page 3

What size home can I build?

Document summary

The reviewed amended declaration sets a minimum 2,000 square feet of enclosed heated living area for a home fronting Smith Lake, or 1,800 square feet otherwise. Basements, open porches, garages and other unheated spaces do not count. Confirm the lot’s frontage classification, later amendments and current ARC standards before designing.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 288, article V, §2(b) · PDF page 8

What styles and plans need approval?

Document summary

ARC review covers buildings, additions, exterior materials/colors, landscaping and other improvements. The package includes complete plans, plot plan, exterior specifications and contractor insurance; fees follow ARC documents. The declaration has a 45-day/deemed-approval clause but also calls for written permission to begin. Obtain written authorization plus the current 2022-or-later ARC rules.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 288–290, article V, §§1–2(l) · PDF page 8

Are manufactured or mobile homes allowed?

Document summary

The amended text prohibits using mobile or modular homes, trailers, campers and temporary/outbuilding structures as residences. It states an exception for approved contractor shelters while the main dwelling is built, with committee-set location/duration and removal afterward. Confirm classification of any proposed manufactured product and the latest ARC rules.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 291, article V, §2(p) · PDF page 11

Can I keep or stay in an RV or camper?

Document summary

Campers/trailers may not be used as residences under the amended text; its limited exception is for approved contractor shelters during main-home construction, with written location/duration and removal after completion. Motor homes and travel trailers outside enclosed garages need prior committee approval for keeping/storage. No general buyer camping period is granted.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 291, article V, §2(p); p. 293, article VI, §2(d) · PDF page 11

When must construction start?

Confirm current terms

No purchase-to-start deadline was found in the reviewed declarations. Before improvements begin, the amended text requires approved plans and written construction authorization; current ARC rules and the approval for the exact lot may add conditions. Request those terms and any expiration/resubmission deadline.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 289–290, article V, §2(h)–(l) · PDF page 9

When must construction finish?

Document summary

A dwelling normally must finish within one year after construction starts. The amended text provides specified physical-damage delay exceptions and written HOA/committee consent. Outbuildings and other improvements normally have four months from commencement, with written-consent provisions. Confirm the approved schedule and any written extension for the project.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 291, article V, §2(o) · PDF page 11

Can I rent through Airbnb or VRBO?

Not verified

An express lease minimum or Airbnb/VRBO approval was not found in the reviewed governing texts. Residential-use language and references to rental signs do not by themselves establish short-term-rental permission. Obtain the current bylaws, association rental/guest rules and any later recorded amendments for the exact lot.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 288, article V, §§1, 2(a); pp. 292–294, article VI · PDF page 8

What other rules should I know?

Document summary

Clear-cutting is prohibited; specified larger live trees need prior removal approval. Road rights-of-way cannot be used for parking, fences or signs. The HOA maintains roads until accepted by government, and owner-caused damage can be charged back. Confirm lot-specific setbacks, utility/septic approvals, boat storage and shoreline permits.

Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 287, article IV, §2; pp. 289–290, article V, §2(d), (g), (i); pp. 292–294, article VI · PDF page 7

All 33 pages of these four governing instruments were read. A separately reviewed 2020 court filing is not a covenant amendment and supplies no neighborhood rules. The recorded amended text now supports the summaries below; the association’s later 2022 bylaws and ARC rules, a complete later amendment chain, current dues and individual-lot approvals remain to be checked. Research checked 2026-10-31.

Neighborhood features

• The amended declaration provides conditional owner/guest use of common recreational property and describes possible walking trails, boat ramps, community slips and piers. It expressly does not require the HOA to provide every listed facility. Confirm which facilities operate now and what access rights transfer with the lot.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 283, article I and article II, §1 · PDF page 3

• The association's public page identifies Stoney Point Landing on Smith Lake near Double Springs and provides community management information.

  Stoney Point Landing community page · Community Overview and management identification

Building and ownership notes

The available document copies state:

• The amended declaration requires at least 2,000 square feet of enclosed heated living area for homes fronting Smith Lake and 1,800 square feet otherwise. Basements, open porches, garages and other unheated space are excluded. New residential buildings and prior ARC review are required.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 288, article V, §2(a)–(c); p. 291, §2(n) · PDF page 8

• Improvements, exterior design/materials, landscaping and related work need ARC review. Submit complete construction/plot plans, exterior specifications and contractor insurance. The record includes a 45-day response/deemed-approval clause, followed by written permission to begin; obtain written authorization and the current ARC requirements.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 288–290, article V, §§1–2(l) · PDF page 8

• A dwelling normally must be completed within one year after construction starts; specified physical-damage delays and written HOA/committee consent are exceptions. Outbuildings and other improvements normally have four months from construction commencement, with written-consent provisions.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 291, article V, §2(o) · PDF page 11

• Mobile/modular homes, trailers, campers and temporary/outbuilding structures may not be used as residences. Contractor shelters during main-home construction are the stated exception: committee approval must specify location and duration, and shelters must leave after construction finishes.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, p. 291, article V, §2(p) · PDF page 11

• Annual assessments are fixed by the HOA board per lot and due January 31; special assessments are also provided for. Combined lots generally remain assessable per purchased lot, except the combinations expressly listed in the amended text. Current dollar amounts and balances are not established here.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 284–285, article II, §§2–5; p. 289, article V, §2(e) · PDF page 4

• Clear-cutting is prohibited, specified larger live-tree removal needs approval, and road rights-of-way cannot hold signs, fences or parking. Boats/trailers over 28 feet, travel trailers and motor homes generally require prior committee approval unless kept in enclosed garages; smaller boats/trailers must be behind the building setback.

  Stoney Point Landing amended declaration · 165375 · Deeds Book 335, pp. 289–290, article V, §2(g), (i); pp. 293–294, article VI, §2(d), (f) · PDF page 9

Recorded document trail

• The original association declaration and separate restrictions were recorded together in 2000. The amended declaration executed in 2018 and recorded in 2019 states that it supersedes the earlier restrictive covenants. Summaries use the amended provisions where the texts differ.

  Stoney Point Landing original association declaration · 11572 · Deeds Book 237, pp. 150–158; 11573 · pp. 159–165; 165375 · Deeds Book 335, pp. 281–295 · PDF page 1
  Stoney Point Landing original restrictive covenants · 11572 · Deeds Book 237, pp. 150–158; 11573 · pp. 159–165; 165375 · Deeds Book 335, pp. 281–295 · PDF page 1
  Stoney Point Landing amended declaration · 11572 · Deeds Book 237, pp. 150–158; 11573 · pp. 159–165; 165375 · Deeds Book 335, pp. 281–295 · PDF page 1

• The 2001 supplement brings Phases IV, V and VI, Plat Book 3, pages 42–47, under the referenced declarations. The amended declaration also identifies earlier plat pages. These references do not replace checking the deed and recorded phase for the offered lot.

  Stoney Point Landing Phase IV–VI supplement · 18144 · Deeds Book 240, pp. 763–764; 165375 · Deeds Book 335, pp. 281–282 · PDF page 1
  Stoney Point Landing amended declaration · 18144 · Deeds Book 240, pp. 763–764; 165375 · Deeds Book 335, pp. 281–282 · PDF page 1

• The public association page lists later bylaws and ARC rules from 2022. Those substantive texts remain unreviewed; the 2018 amended declaration itself has now been read in its official recorded copy.

  Stoney Point Landing community page · Public Documents list; 165375 · Deeds Book 335, pp. 281–295
  Stoney Point Landing amended declaration · Public Documents list; 165375 · Deeds Book 335, pp. 281–295

Questions for the exact property

• Which recorded phase, plat and later amendments govern this lot, and is it classified as fronting Smith Lake for the living-area minimum?
• What are the current dues per underlying lot, combined-lot exceptions, ARC fees, special assessments and unpaid balances?
• What do the current bylaws and ARC rules say about home materials, rental/guest use, plan approval, construction timing and RV/contractor shelters?
• What recorded common-access, dock or slip rights and shoreline permits transfer, and which recreational facilities operate now?
• Who maintains the roads, and what road charges, utility connections, well/septic approvals, tree-clearing or outbuilding conditions apply?

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.