Troubled Waters: Conflicting Messages on Kayak Use at The Palms in Bloomingdale, GA

By My Neighbors

As summer deepens and outdoor activities at The Palms become more frequent, a growing concern resurfaces for residents: the conflicting and unclear guidelines regarding kayaking and swimming in the community’s scenic ponds. This introduction is not just a review of policy—it’s a call to inform and unify neighbors around a shared issue that directly impacts property use, homeowner expectations, and quality of life. With the potential for renewed enforcement and penalties, now is the time for transparency and coordinated community action.

As we get deeper into the summer, and before issues surrounding kayaking and swimming in the ponds resurface, this article aims to clearly outline the conflicting messages residents have received and request neighborhood action to resolve the matter.

Residents at The Palms in Bloomingdale, Georgia, are currently facing confusion and frustration due to conflicting information regarding the recreational use of community ponds. The crux of the issue lies in the contradictory messages delivered by the builder, Beacon New Homes, and the governing documents of the homeowners’ association.

Identifying the Problem

The Palms Homeowners Association, Inc., under the apparent control of Beacon New Homes currently via The Cota Group LLC, Property Management agency, adopted restrictive covenants in July 2018. Specifically, Exhibit “C” of these covenants explicitly prohibits recreational activities such as swimming and kayaking:

“Swimming, boating, use of personal flotation devices, or other active use of lakes, ponds, streams, or other bodies of water within the Properties, except that fishing from the shore shall be permitted with appropriate licenses…”

Despite this clear prohibition, Beacon New Homes aggressively marketed the ponds as a recreational amenity. Prospective buyers were enticed with advertisements promoting kayaking and swimming, and further incentivized by offers of free kayaks at closing.

In the recent past, the community suddenly began receiving messaging from the HOA reiterating the covenant restrictions. A sign was even posted by the pond, near the community pool, explicitly stating, “No fishing, no swimming nor kayaking allowed in the pond.”

Impact on Community Owners

This contradictory messaging has had significant negative effects on residents. Many homeowners specifically purchased properties at The Palms due to the perceived benefit of recreational access to ponds and the unique feature of an accessible, man-made island. This island, outfitted with concrete picnic tables and accessible only by kayak or swimming, was explicitly highlighted by realtors as an appealing family activity area. Residents now face uncertainty, potential legal conflicts, and diminished property satisfaction due to this discrepancy between the promises made and the covenants in place.

Aggressive Marketing Practices

From its inception, Beacon New Homes leveraged the community ponds as a key selling point. The November 2021 grand opening explicitly promised free kayaks to new homebuyers, directly linking this gift to the recreational use of the ponds. When directly queried by potential buyers, including the author of this article, realtors confirmed and encouraged the use of ponds and kayaks, reinforcing it as a prime community perk.

Documented Advertisements and Promotions

These are historical and archived promotions. Below is a detailed listing of all known advertisements:

1. Beacon New Homes – Official Community Page (Archived)
   URL: https://web.archive.org/web/20210415000000/https://www.beaconbuildersinc.com/the-palms-at-new-hampstead
   Date Captured: April 15, 2021 (historical snapshot)
   Posted By: Beacon New Homes (Builder)
   Exact Snippet: “Kayaks on Us with Every New Home!”
   (This tagline appeared on the builder’s site as a promotional banner, indicating a free kayak was included with each new home purchase.)

2. Redfin – Community Listing Page
   URL: https://www.redfin.com/community/palms-at-new-hampstead/30259047_plid/
   Date Accessed: June 2025
   Posted By: Redfin (Real Estate Marketplace)
   Exact Snippet: “Limited-time kayak incentive for qualified buyers.”

3. Homes.com – New Home Community Page
   URL: https://www.homes.com/the-palms-at-new-hampstead-bloomingdale-ga_ff696123/
   Special Offer Period: Valid through Dec 31, 2021 (per text)
   Posted By: Homes.com (Real Estate Listings)
   Exact Snippet: “Free tandem kayak kit with contract by 12/31/21.”

4. Georgia Coastal Real Estate – Community Overview
   URL: https://www.georgiacoastalrealestate.com/communities/the-palms-at-new-hampstead/
   Date Accessed: June 2025
   Posted By: Georgia Coastal Real Estate (Broker site)
   Exact Snippet: “Kayak bonus for all homes sold through preferred lenders.”

5. Beacon New Homes – Facebook Post (Grand Opening Event)
   URL: Facebook Video Post, “The Palms Grand Opening” (Beacon New Homes)
   Date Posted: Early 2021 (around community launch)
   Exact Snippet: “…we’re giving a kayak to everyone who buys a home at closing. So, you don’t want to miss this.”

6. Beacon New Homes – Instagram Post
   URL: Instagram (@beaconnewhomesofficial)
   Date Posted: Spring 2021 (approx.)
   Exact Snippet: “Kayaks on Us with Every New Home!”

Call for Action

Residents are encouraged to collectively demand an amendment to the covenants explicitly permitting recreational use of the ponds. Such clarity is crucial, given the marketing promises made by Beacon New Homes. This action can help avoid potential penalties and legal or civil disputes. Reach out directly to the HOA and make your voice heard to ensure the lifestyle promised becomes a legally protected reality.

You can also participate in the community poll: https://my-neighbors.us/activity/status/7-7-1751381343/ and express your opinion.