TOPS’L consists of the following properties (listed in order from Highway 98 to the beach):

• VACASA Guest Registration and Compass Realty building (west side of the entrance) is owned and operated by Vacasa
• VACASA Executive Center building (east side of the entrance) is owned, operated and leased by Vacasa
• Tennis Village (Wimbledon Court, Forest Hills Lane, and Kensington Lane) comprises 65 units in 13 buildings, individually owned by members of TOPS’L Tennis Village Condominium Association, Inc.
• Grand Villas (east side between the Ocean Club and Sierra Dunes) is under development by Stephan Karian is near completion and will consist of 15 single family homes, individually owned by members of the Grand Villas Homeowner’s Association, Inc.
• Sierra Dunes, comprises 16 single family homes, individually owned by members of Sierra Dunes at TOPS’L Homeowners’ Association, Inc.
• TOPS’L Club of Northwest Florida building, owned and operated by Vacasa, comprises 12 Rubico tennis courts, indoor/outdoor pool, spa, sauna, fitness area, pro shop and tram service for the benefit of Club owners and guests
• Parcel 622 (between the Club and Captiva), undeveloped land owned by Vacasa and approved for construction of 10 units
• Captiva, comprises 22 duplex and fourplex units individually owned by members of Captiva at TOPS’L Homeowners’ Association, Inc.
  Maintenance Building, owned and operated by Vacasa
• Parcel 626 (west side between Captiva and The Tides), undeveloped land owned by Galey Acquisitions, LLC and approved for construction of 15 units
• The Summit, 154 units individually owned by members of The Summit at TOPS’L Owners Association, Inc.
• Parcel 627 (east side of property between The Summit and Beach Manor) undeveloped land owned by The Summit Association for the development of an amenity to benefit all Summit owners
• The Tides, 165 units individually owned by members of The Tides at TOPS’L Owners’ Association, Inc. (A portion of the land purchased by the Tides Association was placed into a perpetual conservancy easement on April 25, 2001, to prohibit construction of a further 137 dwelling units by the developer of The Tides.)
• Beach Manor, 121 units individually owned by members of TOPS’ Beach Manor Condominium Association, Inc.
• Blue Dunes Grille, TOPSPIN Bistro, pool, restrooms (lower deck overlooking the Gulf) owned and operated by Vacasa for the benefit of TOPS’L Club owners and guests.

Every owner of property (residential and commercial) at TOPS’L is automatically a member of this association and is represented through the Board of Directors. There are currently 600+ residential members and one commercial member (Vacasa). The Association is governed by its Covenants, Conditions and Restrictions, Articles of Incorporation and Bylaws.

Each residential property elects a representative to the Board of Directors. The directors have a very specific responsibility to their members which requires all officers and directors to be well-informed, to make reasonable business judgments, and to follow the requirements of the law when making decisions. The Board is a policy-making body: it sets guidelines and directs procedure; it keeps its members up to date with projects and issues and receives feedback from its members.

According to the governing documents, the Board of Directors has sole voting power, which is why it is vital that the directors are in tune with issues affecting members of their association yet are impartial enough to make decisions which are in the best interest of TOPS’L.

Representatives of the seven residential associations on the Board of Directors are:

• Keith Raines (The Summit)
• Steve Harrison (Captiva)
• Todd Garey (The Tides)
• Art Chapman (Sierra Dunes)
• Kelly Little (Tennis Village)
• Rick Bell (Beach Manor)
• TBD (Grand Villas)

• Monument sign at the entrance to the resort and small “entrance” and “exit” signs
• Concrete roadway from Highway 98 to the circle at the end of Tops’l Beach Blvd.
• Landscaped center medians from Highway 98 to and including the circle at the end of Tops’l Beach Blvd.
• Lighting fixtures and traffic signs in the central medians
• Irrigation system pumps, 2 wells, pump house
• Tops’l Master Association Security guardhouse/guest registration building
• Tram Stop buildings and tram stop easements
• Concrete and asphalt sidewalks
• Boardwalk and ramp to the beach
• 600 feet of beach

Each member of TOPS’L Master Association contributes to the upkeep and replacement of these assets through quarterly assessments.

In fiscal year 2024, each member of a residential association (Beach Manor, Captiva, Grand Villas, Sierra Dunes, The Summit, Tennis Village and The Tides) pays a quarterly assessment of $285; Vacasa, as a non-residential member, pays a quarterly assessment based on a square footage formula as set forth in the governing documents.

• Controls & collects the fees for guest registration for the entire resort
• Controls the International Security Network (ISN) for the safety of our owners through visitor screening and access control
• Maintains roadways, walkways, signage, landscape in central medians, fountain, irrigation pumps, wells and pump house, security guardhouse/guest registration building, boardwalk and beach
• Maintains the irrigation system which controls the use of water by the entire property
• Maintains the fountains in the lake and the lake water (irrigation source)
• Maintains 600 feet of beach
• Provides 24/7 security staff for the basic security needs of the resort
• Contracts with Virtuous Management Group to provide association management
• Ensures that the resort, overall is being ran as the governing documents require