Sur Le Lac Condos

Plano ISD Assignment

Sur Le Lac falls entirely within Plano ISD boundaries:

• Barksdale Elementary School: Serving K-5, rated highly for academic performance and diversity. Strong parent involvement and established programs.

• Renner Middle School: 6-8 grade campus with comprehensive academics, athletics, fine arts. One of Plano ISD's newer middle schools with modern facilities.

• Shepton High School: Freshman and sophomore years (9-10). Part of Plano ISD's split high school model. Students then transition to Plano West Senior High.

• Plano West Senior High School: Junior and senior years (11-12). Large comprehensive high school with extensive AP offerings, competitive athletics, robust arts programs.

District Reputation

Plano ISD consistently ranks among Texas's top school districts for:

• Academic performance and college readiness rates

• AP and advanced academic programs

• Extracurricular diversity (athletics, arts, STEM clubs)

• Graduation rates and college acceptance

Reality for Sur Le Lac Buyers

Most Sur Le Lac residents are empty-nesters or professionals without school-age children. However, Plano ISD assignment adds resale value and appeals to multi-generational buyers or those considering long-term holding.

Legacy West Corporate Campus: 1.0 miles (theoretically walking distance)

• Toyota North America HQ

• Liberty Mutual Regional HQ

• JPMorgan Chase

• FedEx Office HQ

• Drive times of 5-8 minutes

Granite Park: 2 miles (7 min drive)

• State Farm Regional HQ

• Raytheon

• Multiple corporate campuses and restaurants

• Access via Sam Rayburn Tollway

The Star & Hall Park (Frisco): 5 miles (10-12 min drive)

• Dallas Cowboys HQ & practice facility

• Mixed-use development with retail, dining, entertainment

• Access via Dallas North Tollway north or Legacy Drive

DFW Airport: 15 miles (20-25 min)

• Direct route via Dallas North Tollway to airport access roads

• Typical travel time: 20-25 minutes outside peak traffic, 30-35 during rush hour

• Critical for frequent business travelers

Downtown Dallas: 20 miles (25-35 min)

• Via Dallas North Tollway south to highway system

• Travel time highly traffic-dependent: 25 min late evening, 35-45 min during peak commute

Major Tollways

• Dallas North Tollway: 2 minutes east via Spring Creek Parkway

• Sam Rayburn Tollway (121): 1 minute north via Corporate & Legacy Drive

• These tollways provide quick regional access and are essential for Sur Le Lac's location value

Grocery & Daily Needs

• Nearest Grocery: Kroger Marketplace: 6 minutes (along Dallas Pkwy)

• Whole Foods Market: 14 minutes (Preston Road, Plano)

• Target: 8 minutes (Legacy/Shops at Legacy area)

• CVS/Walgreens: Multiple locations within 5 minutes

Recreation

• Arbor Hills Nature Preserve: 2 miles, 5 min (200+ acres trails, pavilions)

• Oak Point Park & Nature Preserve: 11 miles, 24 min (800+ acres, extensive trails)

• Stonebriar Country Club: <10 min (private club, golf, tennis, dining)

• Lake Lewisville: 20 min (boating, fishing, water recreation)

Monthly HOA Fee: $1,691 (~$20,300 annually)

This is significantly higher than typical Plano neighborhoods ($100-200/mo) and even higher than Normandy Estates single-family homes ($575/mo). Here's what you're paying for:

What's Included:

• Building exterior maintenance: All structural repairs, painting, roof maintenance, siding, windows

• Common area landscaping: Grounds maintenance, seasonal plantings, irrigation

• Amenity operations: Pool, spa, fitness center, clubhouse, putting green maintenance and utilities

• Underground parking maintenance: Cleaning, lighting, security, HVAC for climate control

• Private lake maintenance: Fountains, water quality, dock upkeep

• Walking trail maintenance: Paving, lighting, landscaping along trails

• 24/7 security infrastructure: Gated access systems within Normandy Estates

• Professional HOA management: Insight Management Company (214-494-6002) providing full-service administration

• Master insurance: Building structure coverage (individual unit interior insurance is owner responsibility)

• Reserve funding: Long-term capital improvements and building systems replacement

What's NOT Included:

• Interior unit maintenance and repairs

• Individual unit utilities (electric, water, internet, cable)

• Personal property insurance (HO-6 condo policy required)

• Interior modifications or upgrades

HOA Management

Management Company: Blue Hawk Management
Phone: 972-674-3791
Structure: Mandatory condominium association, professionally managed

Community Rules & Restrictions

Architectural Control:

• All exterior modifications require HOA approval (even unit entry doors, balconies)

• Interior modifications are owner's discretion but cannot affect building structure

• Preserves uniform French-inspired aesthetic

Parking & Vehicles:

• Two deeded underground spaces per unit (assigned, not guest)

• Guest parking in designated surface areas

• No RVs, boats, or commercial vehicles stored on property

• No overnight street parking

Rental Restrictions:

• Check current HOA bylaws for short-term rental policies (likely prohibited or restricted)

• Long-term leasing typically permitted with HOA approval and tenant screening

• Investor buyers should verify rental rules before purchase

Other Restrictions:

• No exterior storage visible from common areas

• No commercial business operations with client traffic to unit

• Balcony/patio regulations on furniture, grills, planters

• Quiet hours and noise ordinances enforced

Comparing HOA Costs: Sur Le Lac vs. Single-Family Ownership

Sur Le Lac HOA: $1,691/month
Covers: Everything exterior, amenities, security, professional management

Comparable Single-Family Home Costs:

• Landscaping service: $300–500/month

• Pool service: $150–200/month

• Home exterior maintenance reserve: $200–400/month (paint, roof, repairs)

• Security system monitoring: $50–100/month

• Estimated total: $700–1,200/month (but you're managing vendors yourself)

The HOA premium buys convenience, professional oversight, and genuine lock-and-leave capability. Whether that's worth $500–1,000/month extra depends entirely on your lifestyle priorities.

Sur Le Lac Status

Fully Built Out: The Sur Le Lac project completed in 2024 with three buildings (A, B, C) totaling 40 units. No additional phases or construction planned within the Sur Le Lac footprint. Community character and density are locked in.

Current Inventory: Approximately 12 remaining unsold units as of early 2025 (28 of 40 sold). Once these sell, future availability depends entirely on resale activity—which has been minimal so far (only 2 resales in MLS since 2023).

Normandy Estates Context

Sur Le Lac exists within the Normandy Estates master plan, which is also fully built out (139 single-family homes completed 2009-2021). The broader community is established and stable with no additional expansion possible within the 75-acre footprint.

Surrounding Area Development

Legacy West Expansion: Ongoing commercial development continues adding corporate tenants, restaurants, retail, and entertainment venues. Recent and planned additions enhance walkability and lifestyle amenities within the half-mile radius of Sur Le Lac.

Granite Park Growth: Rapid mixed-use expansion 2 miles east continues attracting corporate relocations and commercial services. This strengthens the employment corridor that makes Sur Le Lac's location valuable.

Grandscape expansion: Developers retain undeveloped land at Spring Creek Parkway intersection, likely future mixed-use retail (professional developers with track record of quality projects).

Infrastructure Improvements:

• Midway Road improvements (ongoing TxDOT and city projects)

• Spring Creek Parkway intersection upgrades

• These enhance traffic flow without disrupting Normandy Estates' residential character

Nearby Residential Development: Bluff Hollow

Worth noting: Bluff Hollow, an 18-home luxury community, is under development immediately adjacent to Normandy Estates. Custom homes priced from $1.8M+. Key distinctions:

• Non-gated (no guard-staffed security)

• No established amenities (no pool, clubhouse, trails beyond public access)

• Smaller community footprint (18 homes vs. 139 in Normandy + 40 in Sur Le Lac)

• Newer construction timeline (current builds)

For buyers comparing options: Bluff Hollow offers new construction at similar price points but without Sur Le Lac's gated security, comprehensive amenities, or maintenance-free lifestyle. Different value propositions for different buyer priorities.

Long-Term Market Outlook

Limited supply dynamics: With Sur Le Lac fully built and no competing new-construction luxury condos in West Plano's pipeline, scarcity should support values. The product is genuinely unique in Plano's current market.

Corporate corridor stability: Legacy West and Granite Park continue attracting Fortune 500 relocations, sustaining demand for nearby executive housing. Barring major economic disruption, this employment base supports luxury housing values.

Demographic trends: Empty-nester downsizing and lock-and-leave lifestyle preferences are secular trends favoring low-maintenance luxury condos over large single-family estates. Sur Le Lac is positioned for this shift.

Risk factors:

• High HOA fees ($20K+/year) limit buyer pool and create affordability hurdles

• Condo market historically more volatile than single-family in downturns

• Building maintenance costs may increase faster than inflation, forcing HOA fee increases

Plano Comprehensive Plan

The City of Plano's long-term plan maintains this area's upscale residential and corporate character. No major zoning changes or disruptive development anticipated near Normandy Estates/Sur Le Lac. The surrounding parkland and established neighborhoods buffer the community from future density increases.

Sur Le Lac exists within the Normandy Estates master plan, which is also fully built out (139 single-family homes completed 2009-2021). The broader community is established and stable with no expansion possible within the 75-acre footprint.

Worth Noting

The HOA fee is $1,691/month: That's $20,300 annually—higher than most Plano neighborhoods and a deal-breaker for some buyers. But if you calculate what you'd pay independently for landscaping ($300–500/mo), pool service ($150–200/mo), building exterior maintenance ($200–400/mo), and amenity access, the gap narrows. You're paying for convenience, professional management, and genuine lock-and-leave capability.

Limited remaining inventory: With roughly 28 of 40 units sold by early 2025, Sur Le Lac is approaching sellout. No additional phases are planned. If this product appeals to you, waiting 6-12 months may eliminate options entirely.

Condo association governance: You're subject to HOA rules on exterior modifications, rental restrictions, pet policies (2 pets max, $500 deposit), and community standards. Review the HOA declaration and bylaws before purchase—condo ownership requires comfort with shared governance.

Tax considerations: Consult your tax advisor, but condo HOA fees covering building insurance and maintenance may have different deductibility rules than single-family home ownership. Don't assume 1:1 comparison.