Stoney Point Landing

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)

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

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)

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)

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)

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)

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)

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)

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

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

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 Oct 31, 2026.