Water Oaks

Walton County Water Oaks appears under header 28-2S-20-33440-AAA-AAAA and subdivision series 28-2S-20-33440. The header says the subdivision was recorded October 11, 2005 in Plat Book 17, page 19. That exact record controls this Santa Rosa Beach guide.

The County name search returns one Water Oaks subdivision header, not separate Water Oaks and Water Oaks T/H plats. Townhouse-form keys remain inside the same 33440 series and cite the same Plat Book 17, page 19. The source-master T/H row is therefore represented here as a component, not a second community.

The exact parcel response contains 72 raw rows but 70 trimmed unique identifiers. The difference comes entirely from the A0 common record appearing three times. Neither raw rows nor unique keys are converted into homes, structures, households, buildable sites, active listings, or separately marketable interests.

Group 000 contains 46 unique identifiers: 44 numbered-lot descriptions, one record whose legal text says Lot RO, and the A0 streets-and-common record. The numbered sequence runs from 1 through 45 while skipping 40. That source pattern is preserved without silently changing RO into a number.

Suffix 0400 carries legal text reading Lot RO and a vacant assessment description. Although its key and sequence may invite a typographical interpretation, the service does not authorize one. A recorded instrument or corrected County record would be needed before treating RO as Lot 40.

Groups 001 through 004 each contain six townhouse-form keys. Their legal descriptions progress through townhouse Lots 1-6, 7-12, 13-18, and 19-24 across Buildings 1-4. These 24 identifiers are part of Water Oaks, but they do not establish present occupancy, condition, legal unit configuration, or availability.

After duplicate keys are removed, the service reports 40 single-family descriptions, 24 townhouse descriptions, five vacant descriptions, and one residential-common description. These are assessment categories, not zoning approvals, certificates of occupancy, construction findings, rental permissions, insurance classifications, or guarantees of lawful current use.

All 72 raw parcel rows report zero acres, including numbered lots, townhouse keys, vacant records, and the common key. That uniform field cannot be used as a measured site-area conclusion. Surveys, plats, deeds, title work, and current County review remain necessary for dimensions and usable-area questions.

A0 describes all streets, common areas, and limited common areas shown on the Water Oaks plat and repeats three times in the parcel response. The text does not decide present ownership, maintenance, association responsibility, public acceptance, parking, access, exclusive-use rights, or the scope of any member interest.

The address service returns 72 County entries across 68 unique parcel references. It contains no key outside the parcel response, but townhouse keys 003-0150 and 004-0210 have no address row. The guide preserves that two-key gap instead of manufacturing addresses or calling the two services fully equal.

The current response has 45 Water Oaks Loop rows, two Mussett Bayou Road rows, two East Shady Oaks Lane rows, and two West Shady Oaks Lane rows. Another 21 entries say no address assigned. Address rows support reconciliation, not a census of entrances, mailboxes, residences, units, or occupied buildings.

Four Shady Oaks Lane address rows report NumberUnits as six, matching the four six-key townhouse groups at an administrative level. Sixty-seven other raw rows report one and one common-key row reports zero. The alignment does not map unit letters to parcel references or prove current dwelling, occupancy, or rental totals.

A0 carries five address rows, including two Mussett Bayou Road entries, one Water Oaks Loop entry, and two no-address entries. Townhouse records mostly use building anchors or no assigned address, and two keys are absent entirely. Repetition and omission are disclosed separately rather than averaged into a property count.

Florida's Division of Corporations lists Water Oaks Owners Association, Inc., document N05000010366, as active. It was filed October 10, 2005, one day before the County header's recorded date, and the State page shows annual reports for 2024, 2025, and 2026.

The active corporation record is useful identity evidence, but it does not prove which keys are members, current assessments, maintenance assignments, architectural controls, insurance duties, rental restrictions, enforcement status, or access rights. Exact recorded declarations, amendments, rules, budgets, estoppels, and current written disclosures remain controlling.

Fresh case-insensitive checks of DBPR's North Florida condominium extract and approved-timeshare project extract found no Water Oaks match tied to this identity. The County evidence therefore supports one subdivision guide with townhouse components, without deciding an individual parcel's ownership form or private obligations.

The Water Oaks T/H descriptions sit within the same 28-2S-20-33440 subdivision series and cite the same Plat Book 17, page 19 record as the rest of Water Oaks. The four six-key townhouse groups are therefore components of the recorded subdivision, not a separately platted community. Property-specific documents still determine the legal form and obligations of an individual townhouse.

Walton County lists Helen McCall Park at 325 Moll Drive with athletic fields, picnic tables, playground equipment, restrooms, and a splash pad. It is a County facility in Santa Rosa Beach, not a Water Oaks amenity, association asset, included service, private access right, or representation of travel time.

Walton County's 2025 mitigation plan documents the 2020 Mussett Bayou wildfire as area history, while County floodplain and vacation-rental programs describe public review processes. None assigns damage, flood status, elevation, insurability, rental permission, registration, occupancy, or buildability to a selected Water Oaks key.

The County map supplies Water Oaks' complete public orientation polygon, and the chosen marker sits within it. This display orients readers to the recorded subdivision; a parcel survey, recorded legal description, title evidence, access review, and site-specific investigation remain controlling.