Sea Oats Landing

What Sea Oats Landing's governing documents say

Sea Oats Landing is a timeshare community in Wrightsville Beach, NC — you buy a 1/10th undivided co-ownership interest in a single luxury residence, giving you the exclusive right to use the property for five weeks each year (one week in each of four seasons plus one holiday week). This document is the master declaration that creates the timeshare regime and governs owners, renters, and the managing agent.

• What you own & use: You own a 1/10th undivided fee simple interest in the entire property (land and residence) as a tenant-in-common with up to nine other owners. Your exclusive use right is a Use Period of five Season Weeks per Club Year: one week from Spring, Summer, Fall, Winter, and Holiday seasons. Weeks are assigned by a rotating number system (1–10) managed by the Managing Agent.
• Leasing & rentals: An owner may rent any part of their Use Period to relatives, business associates, clients, friends, or renters, but the rental must not interfere with other owners' rights. The owner remains responsible for any damage or rule violations by the renter. No minimum lease term is stated, but the use period is limited to five weeks per year.
• Pets: No animals, livestock, birds, fish, poultry, dogs, cats, or household pets of any kind are allowed in or upon the property.
• Alterations & decorations: No owner may make any alterations to the residence, common furnishings, or other real property without the Managing Agent's prior written consent. This includes painting, repapering, refinishing walls/ceilings/roof/floors/windows/doors, landscaping, or removing/replacing any common furnishings.
• Fees & assessments: Each owner pays an annual Maintenance Fee of $1,500 per Co-ownership Interest, payable in installments (not more than monthly) within 15 days of the statement. The fee covers operations, maintenance, utilities, cleaning, mortgage payments, taxes, reserves, and the Managing Agent's fee (capped at $100/month plus 10% annual increase unless owners vote to increase). Special assessments may be levied by the Managing Agent if fees are inadequate, or by a 2/3 vote of all interests.
• Transfer & resale restrictions: An owner wishing to sell must first offer the interest to the Declarant (or its assignee) at the same price and terms. Declarant has 15 days to accept; if not accepted, the owner may sell within the next 90 days on terms no more favorable. After that, the process repeats. Transfers by inheritance or operation of law are exempt. No owner may transfer less than a full Co-ownership Interest.
• Occupancy rules & penalties: Occupancy is limited to the owner's assigned Use Period. Overstaying triggers liquidated damages of 200% of fair rental value per day, plus reimbursement of the displaced owner's costs (including alternative accommodations, travel, court costs, and attorneys' fees). The Managing Agent may also suspend privileges (including occupancy and voting) for rule violations, with notice and a hearing for non-payment issues.
• What this document doesn't cover: This document does not specify current Rules and Regulations (e.g., occupancy limits, check-in/out times, cleaning procedures), nor does it detail the Occupancy Agreement or the Management Agreement. It also does not address amenities beyond a shared pier with the adjacent Sea Oats Club, and it does not set age restrictions or income limits.

Plain-language summary generated from the governing documents on file for this community. It may be incomplete and is not legal advice — read the full documents below or consult the official recorded versions.