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COOPER LAND COMPANY Residential Lease Application Fields marked * are required. Questions? Call 214-714-5638 or email dan@cooperlandcompany.com. 1. Property & Lease Each occupant or co-applicant who is 18 or older has to submit a separate application. You're strongly encouraged to see the property in person before you apply. The landlord makes no warranties about its condition. Property Address *Anticipated Move-In Date *Monthly rent ($)Security deposit ($)Lease term (months) Select… 6 12 18 24 Other Have you seen the property in person? Select… Yes No How did you hear about it? Select… Sign Internet Other If Other, please describeRepairs or treatments you'd like the landlord to consider2. About YouFull legal name (as on ID) *Former last name (if any)Email *Mobile phone *Work phoneHome phoneOK to text you? Select… Yes No Driver license / ID number Issuing state Select… TX AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN UT VT VA WA WV WI WY Date of birth HeightWeight (lbs)Eye Color Select… Brown Blue Green Hazel Gray Other Hair Color Select… Black Brown Blonde Red Gray Other 3. Co-Applicants (If applicable) Each co-applicant has to submit their own application. Need more than 2? List them under Additional Questions. Co-applicant 1 NameRelationship Co-applicant 2 NameRelationship4. Your Agent (If applicable) Fill this in if a REALTOR® or other agent is representing you. Agent NameAgent CompanyAgent EmailAgent Phone5. Rental History Current address Street address *Apt. No.City, state, zip *Landlord / property managerLandlord emailLandlord phoneMove-in dateMove-out dateRent ($)Reason for moving Previous address (if applicable) Street addressApt. No.City, state, zipLandlord / property managerLandlord emailLandlord phoneMove-in dateMove-out dateRent ($)Reason for moving6. Employment & Income Current employer EmployerPositionAddress (street, city, state, zip)Verification contactPhoneFaxEmailStart dateGross monthly income ($) If you're self-employed, the landlord may ask for prior tax returns certified by a CPA, attorney, or other tax professional. Please make sure the employment verification contact info is correct. Previous employer (if applicable) EmployerPositionAddress (street, city, state, zip)Verification contactPhoneFaxEmailEmployed fromEmployed toGross monthly income ($)Other income you want considered7. Emergency Contact Don't list an occupant or co-applicant here. Name *RelationshipStreet addressCityState Select… TX AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN UT VT VA WA WV WI WY ZipPhone *Email8. Other Occupants (If applicable) Anyone who isn't a co-applicant but will live at the property. Occupant 1 NameRelationshipDate of birth Occupant 2 NameRelationshipDate of birth Occupant 3 NameRelationshipDate of birth Occupant 4 NameRelationshipDate of birth 9. Vehicles (If applicable) Every vehicle to be parked at the property. State, local, or HOA rules may limit which vehicles you can park. Vehicle 1 Type Select… Car Truck SUV Motorcycle Boat Trailer RV Other YearMakeModelLicense platePlate state Select… TX AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN UT VT VA WA WV WI WY Monthly payment ($) Vehicle 2 Type Select… Car Truck SUV Motorcycle Boat Trailer RV Other YearMakeModelLicense platePlate state Select… TX AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN UT VT VA WA WV WI WY Monthly payment ($) Vehicle 3 Type Select… Car Truck SUV Motorcycle Boat Trailer RV Other YearMakeModelLicense platePlate state Select… TX AL AK AZ AR CA CO CT DE DC FL GA HI ID IL IN IA KS KY LA ME MD MA MI MN MS MO MT NE NV NH NJ NM NY NC ND OH OK OR PA RI SC SD TN UT VT VA WA WV WI WY Monthly payment ($)10. Animals (If applicable) Dogs, cats, birds, reptiles, fish, etc. More than 2? List them under Additional Questions. For an assistance animal, please include documentation with a reasonable accommodation request. Will any animals be kept at the property? Select… Yes No Animal 1 Type & breedNameColorWeight (lbs)Age (years)Gender Select… Male Female Neutered/spayed? Select… Yes No Rabies shots current? Select… Yes No Bite history? Select… Yes No Assistance animal? Select… Yes No Animal 2 Type & breedNameColorWeight (lbs)Age (years)Gender Select… Male Female Neutered/spayed? Select… Yes No Rabies shots current? Select… Yes No Bite history? Select… Yes No Assistance animal? Select… Yes No 11. Additional QuestionsWill there be any waterbeds or water-filled furniture? * Select… Yes No Does anyone who'll live there smoke or vape? * Select… Yes No Will you carry renter's insurance? * Select… Yes No Are you or your spouse (even if separated) in the military? * Select… Yes No If yes, do the military orders limit the stay to one year or less? Select… Yes No Have you ever been evicted? * Select… Yes No Have you ever been asked to move out by a landlord? * Select… Yes No Have you ever breached a lease or rental agreement? * Select… Yes No Have you ever filed for bankruptcy? * Select… Yes No Have you ever lost property in a foreclosure? * Select… Yes No Have you ever been convicted of a crime? * Select… Yes No Is any occupant a registered sex offender? * Select… Yes No Have you had any credit problems, slow pays, or delinquencies? * Select… Yes No Is there additional information you'd like considered? * Select… Yes No Details: location, year, and type of any conviction, plus any credit issues or anything else you'd like considered12. Fees The deposit goes toward the security deposit once a lease is signed. If no lease is signed, it's refunded. Non-refundable application fee ($)Fee paid to (entity or person)Submitting an application deposit? Select… Yes No Application deposit ($), if yes13. Authorization & SignatureI authorize credit, criminal background, rental, and employment checks, and the release of information to Cooper Land Company. I understand the property stays on the market until a lease is signed. I've had the chance to review the tenant selection criteria. Everything I've provided is true and complete, inaccurate information can lead to rejection and loss of fees, and I'm responsible for any costs of obtaining information. I've read the Texas Property Code Ch. 5, Subch. H notice. * View full terms Authorization. Applicant authorizes Landlord and Landlord's authorized agent, at any time before, during, or after any tenancy, to: (1) obtain a copy of Applicant's credit report; (2) obtain a criminal background check related to Applicant and any occupant; and (3) verify any rental or employment history or verify any other information related to this application with persons knowledgeable of such information. Notice of Landlord's Right to Continue to Show the Property. Unless Landlord and Applicant enter into a separate written agreement otherwise, the Property remains on the market until a lease is signed by all parties and Landlord may continue to show the Property to other prospective tenants and accept another offer. Privacy Policy. Landlord's agent or property manager maintains a privacy policy that is available upon request. Fees. Applicant submits a non-refundable fee for processing and reviewing this application. Any application deposit will be applied to the security deposit upon execution of a lease or returned to Applicant if a lease is not executed. Notice. Pursuant to Texas Property Code Chapter 5, Subchapter H, certain buyers and renters may be prohibited from purchasing real property or entering into leases for one year or more. Buyers and renters who believe these restrictions may apply to them should consult an attorney before entering into the transaction. Acknowledgement & Representation. (1) Signing this application indicates that Applicant has had the opportunity to review Landlord's tenant selection criteria, which is available upon request. The tenant selection criteria may include factors such as criminal history, credit history, current income, and rental history. (2) Applicant understands that providing inaccurate or incomplete information is grounds for rejection of this application and forfeiture of any application fee and may be grounds to declare Applicant in breach of any lease the Applicant may sign. (3) Applicant represents that the statements in this application are true and complete. (4) Applicant is responsible for any costs associated with obtaining information. Authorization to Release Information. Landlord/Broker: Cooper Land Company, 2501 Greenspoint Lane, Prosper, TX 75078 · 214-714-5638 · dan@cooperlandcompany.com. I give my permission: (1) to my current and former employers to release any information about my employment history and income history to the above-named person; (2) to my current and former landlords to release any information about my rental history to the above-named person; (3) to my current and former mortgage lenders on property that I own or have owned to release any information about my mortgage payment history to the above-named person; (4) to my bank, savings and loan, or credit union to provide a verification of funds that I have on deposit to the above-named person; and (5) to the above-named person to obtain a copy of my consumer report (credit report) from any consumer reporting agency and to obtain background information about me. Any broker gathering information about an applicant acts under specific instructions to verify some or all of the information described in this authorization. The broker maintains a privacy policy which is available upon request. Based on TXR-2003 (Texas Association of REALTORS®). Typed full name (this is your signature) *Date *I agree to sign electronically. My typed name counts as my legal signature on this application and the Authorization to Release Information. *Submit Application Cooper Land Company · 2501 Greenspoint Lane, Prosper, TX 75078 · 214-714-5638

COOPER LAND COMPANY Commercial Lease Application Fields marked * are required. Questions? Call 214-714-5638 or email dan@cooperlandcompany.com. 1. PropertyAddress of the property you're applying for *2. Individual (Guarantor / Principal)Full name *Email *Mobile *Home phoneWork phoneDriver license number Date of birth Home addressTime at this address Select… Less than 1 year 1–2 years 2–5 years 5+ years Personal bank Bank nameBank addressAccount 1 type Select… Checking Savings Money market Other Account 2 type Select… Checking Savings Money market Other Bank officerBank officer phone Bank account details will be requested separately after review. Employment EmployerEmployer phoneEmployer address Previous employer (if you've been there less than 2 years) Previous employerPrevious employer address & phone3. BusinessBusiness Name *Business EmailBusiness PhoneTax ID (EIN) Entity type Select… C Corp S Corp General Partnership Ltd. (Limited Partnership) LLC P.A. Other If Other, entity typeOther operating name / DBADUNS numberBusiness AddressTime at this address Select… Less than 1 year 1–2 years 2–5 years 5+ years Current landlord / management companyLandlord contact & phone Previous landlord (if you've been at your current address less than 2 years) Previous landlordPrevious address & phone Business bank Bank nameBank addressAccount 1 type Select… Checking Savings Money market Other Account 2 type Select… Checking Savings Money market Other Bank officerBank officer phone Bank account details will be requested separately after review. Credit references Reference 1 namePhoneYour account numberReference 2 namePhoneYour account number4. Emergency ContactName *Phone *Email5. Financial Documents Upload these here (combine into one PDF per item, up to 10 MB total) or deliver them securely within 5 days of applying. Balance sheet Income statement Federal tax returns Number of years of returns Select… 1 2 3 Proof of funds on deposit I'll deliver the documents separately (securely) within 5 days instead6. Authorization & SignatureI authorize credit, criminal background, rental, and employment checks, and the release of information to Cooper Land Company. I understand the property stays on the market until a lease is signed. Everything I've provided is true and complete, and the Landlord is relying on it. I understand the data security recommendation. * View full terms Authorization. Applicant authorizes Landlord and Landlord's authorized agent, at any time before, during, or after any tenancy, to: (1) obtain a copy of Applicant's credit report; (2) obtain a criminal background check related to Applicant and any occupant; and (3) verify any rental or employment history or verify any other information related to this application with persons knowledgeable of such information. Notice of Landlord's Right to Continue to Show the Property. Unless Landlord and Applicant enter into a separate written agreement otherwise, the Property remains on the market until a lease is signed by all parties and Landlord may continue to show the Property to other prospective tenants and accept another offer. Privacy Policy. Landlord's agent or property manager maintains a privacy policy that is available upon request. Representation. Applicant represents that the statements in this application are true and complete. Applicant understands that providing inaccurate or incomplete information is grounds for rejection of this application and that Landlord is relying on the truthfulness and completeness of the information in making Landlord's decision whether to enter into a lease with Applicant. Data Security. If Applicant attaches or delivers nonpublic personal information, like bank account numbers or other financial information, it is recommended that Applicant do so in a secure manner to reduce the risk of fraud or theft. Authorization to Release Information. Landlord/Broker: Cooper Land Company, 2501 Greenspoint Lane, Prosper, TX 75078 · 214-714-5638 · dan@cooperlandcompany.com. I give my permission: (1) to my current and former employers to release any information about my employment history and income history to the above-named person; (2) to my current and former landlords to release any information about my rental history to the above-named person; (3) to my current and former mortgage lenders on property that I own or have owned to release any information about my mortgage payment history to the above-named person; (4) to my bank, savings and loan, or credit union to provide a verification of funds that I have on deposit to the above-named person; and (5) to the above-named person to obtain a copy of my consumer report (credit report) from any consumer reporting agency and to obtain background information about me. Any broker gathering information about an applicant acts under specific instructions to verify some or all of the information described in this authorization. The broker maintains a privacy policy which is available upon request. Based on TXR-2120 (Texas Association of REALTORS®). Signer 1 Signing for (applicant / entity) *Title *Typed full name (this is your signature) *Date *I agree to sign electronically. My typed name counts as my legal signature on this application and the Authorization to Release Information. * Signer 2 (if applicable) Signing for (applicant / entity)TitleTyped full name (this is your signature)DateI agree to sign electronically. My typed name counts as my legal signature on this application and the Authorization to Release Information.Submit Application Cooper Land Company · 2501 Greenspoint Lane, Prosper, TX 75078 · 214-714-5638

Lease Applications Apply online in a few minutes, no paper or handwriting needed. Choose your application below. Questions? Call or text Dan Cooper at 214-714-5638. Residential ApplicationCommercial Application

Cypress Point FAQ Phase I, 112 lots, every lot 1+ acre owned, heavily wooded, 27 dockable lakefront lots, built for custom homes on Bois d'Arc Lake. We think it's the most exciting lake development near DFW, and our sales event is coming soon. Get the straight answers on lot prices, house size, owned vs. usable land, docks and the HOA, then register before these go. Register at CypressPointTX.com Interactive Map Call or Text 214-714-5638 Lots, Prices and Availability What's the price range for the lots? Phase I, 112 lots, is planned with these price ranges by lot type: Interior (wooded) homesites: $200K to $400K (82 lots) Lakefront homesites: $400K to $600K (4 lots), $600K to $1M (23 lots), and $1.0M to $1.5M (3 lots) Price ranges are planned and can change. Call or text 214-714-5638 for current pricing. Source: CypressPointTX.com interactive community plan (lot data and price bands). How many lots are there and how big are they? Phase I has 112 lots, all in Phase I, on about 170 wooded acres. Every lot is 1+ acre owned. The Building Guide sets a minimum lot size of 43,560 sq ft (one acre). Lot acreage means the platted acres you own. Lakefront owners may also be able to use additional NTMWD shoreline land under an NTMWD agreement; see “Owned Land vs. Usable Land” below. Source: CypressPointTX.com home page and interactive plan; Building Guide (Zoning & Building Quick List), General Requirements. Which lots are lakefront and dockable? Of the 112 lots, 30 are lakefront. 27 are private dockable lots, and 3 lakefront lots (Lots 15, 23 and 24 on the Cypress Point I plat) are waterfront without a private dock. The other 82 are wooded interior homesites. A community dock of up to 20 slips is planned for owners of lots without a private dock, subject to approval by the North Texas Municipal Water District (NTMWD). Dock approval is never automatic; see “Docks and the Lake” below. Source: CypressPointTX.com home page, interactive plan and Dock Exhibit; Declaration, Article 1 (“Private Dock Lot”) and Sections 3.14 and 3.15. How does the 10% deposit work? Lot deposits are 10% of the purchase price, delivered on or before the effective date of the purchase agreement. Once the seller accepts your signed agreement, your 10% deposit puts you under contract on your lot. Lots close when the infrastructure is complete, and the purchase agreement sets the closing timeline and all other terms. Read the purchase agreement before you sign. Source: Cypress Point Lot Purchase and Sale Agreement form (Basic Terms; Sections 2.02 and 4.01). When can I buy a lot? Is there a sales event? A sales event is coming soon, and lot deposits open soon. Lakefront lots on Bois d'Arc Lake have a history of selling fast, so register now and you will hear first. Register at CypressPointTX.com or call or text Dan Cooper at 214-714-5638. Source: CypressPointTX.com (Homesite Opportunities section). Where is Cypress Point? Cypress Point is on Bois d'Arc Lake in Fannin County, Texas, near Bonham and Dodd City, about 55 minutes from North Dallas. Source: CypressPointTX.com home page (Location section). What amenities are planned? On the water: community boat dock, fishing pier, boardwalk and a stocked fishing pond. For gathering: two amenity centers (including a clubhouse), central park, parks and playgrounds, gazebo and an outdoor amphitheater. For recreation: 3 pickleball courts, 2 volleyball courts and walking trails. Amenities are planned and subject to final approvals and construction timelines. Source: CypressPointTX.com home page (Planned Amenities). Are homes already built? Not yet. Cypress Point is a custom-home community. Images on our pages are conceptual renderings or illustrative photos, and architecture, shoreline, landscaping and views are illustrative and subject to change. Source: CypressPointTX.com home page (rendering notice). Owned Land vs. Usable Land How many acres do I own? Every Cypress Point lot is 1+ acre owned. The acreage we quote is the platted acreage you own. On lakefront lots, your platted lot line is at 541 feet above sea level. Below that line, between the lake (534 feet above sea level) and your lot, is NTMWD land that your lot gets exclusive use of for your dock. Source: Building Guide, General Requirements; Declaration, Section 2.1.5; Cypress Point plats; NTMWD Shoreline Management Plan (SMP), Section 2.5. Who owns the land between my lakefront lot and the water? The North Texas Municipal Water District (NTMWD) owns the lake and the shoreline land below 541 ft. The normal lake level is 534 ft, so the strip between 534 and 541 ft belongs to NTMWD. You do not own it, it is not part of your lot acreage, and its use is subject to NTMWD agreement and rules. NTMWD also holds a permanent flowage and flood easement on private land, typically between 541 and 545 ft. You still own that land, but permanent structures, excavation and fill, and septic systems are not allowed there. Source: Declaration, Section 2.1.5; SMP, Sections 2.5 and 2.6 (pp. 2-2 and 2-3). Can I use the NTMWD shoreline strip in front of my lot? Possibly, but only through an NTMWD Shoreline Lease and Use Agreement, and only for what NTMWD approves, such as a private dock (on the 27 Private Dock Lots), a limited walking path and limited vegetation work. NTMWD approval is not guaranteed, the use is not exclusive, and it can be limited or denied. Without an NTMWD agreement, you may not build, clear or modify anything on that land. Source: Declaration, Sections 2.1.5 and 3.15; SMP, Sections 4.2.10 and 4.3.1 (pp. 4-5 to 4-13). Do lakefront lots get extra usable acres? Lakefront lots can feel larger because of the lake frontage and any NTMWD-approved shoreline use. We do not state an “extra acres” number: how much shoreline land is usable depends on the lake level and on NTMWD approval, and it varies by lot. The acreage we quote is always owned acres. Source: Declaration, Section 2.1.5; SMP, Sections 2.5, 2.6 and 4.3.1. Where are the full lake and dock rules? See our Cypress Point Lake & Dock Rules FAQ for dock size limits, spacing, slips, fees and the NTMWD approval process, each cited to the Shoreline Management Plan. Source: NTMWD Bois d'Arc Lake Shoreline Management Plan (Dec. 2023). How Big Is the House I Build? Building Requirements How big of a house do I have to build? (minimum square footage) The minimum depends on where your lot is. These are heated and cooled living area on the main level, measured to the outside of the exterior walls (not counting open porches, garages, patios and detached accessory buildings), plus at least 200 sq ft of covered outdoor living area: Where your lot is Minimum main-level living area Source Interior lots west of CR 2960 3,000 sq ft Design Guidelines, Section VI.D; Building Guide quick list (agrees) Interior lots east of CR 2960 and south of CR 2955 2,500 sq ft Design Guidelines, Section VI.D; Building Guide quick list (agrees) Lakefront lots Minimums vary by section; see the Design Guidelines. The Design Guidelines list 3,000 sq ft for lots other than the 2,500 sq ft area above, while the Building Guide quick list shows 3,600 sq ft for lakefront lots. Plan for the higher figure and confirm your lot's minimum with us before you design. Design Guidelines, Section VI.D; Building Guide, Lakefront Lots The ACC may approve exceptions in advance. Not sure which area your lot is in? Call or text 214-714-5638 and we will confirm it from the plat. Source: Design Guidelines, Sections VI.A and VI.D; Building Guide, Additional Requirements. Do I need approval before I build? Yes. No improvements, including clearing, new homes, landscaping, fences, pools and additions, may start without prior written approval from the Architectural Control Committee (ACC). Review has two steps: a Preliminary Review (site plan on your specific lot) and a Final Approval. Electronic submissions are accepted. Source: Declaration, Sections 3.1 and 7.1; Design Guidelines, Section IX.A (Plan Review Process). What does plan review cost and how long does it take? A non-refundable $500 fee is due when you submit plans. A refundable $2,500 construction deposit is posted before construction starts. The ACC attempts to review submittals within 30 days. If the ACC does not approve or reject within 60 days, the plans are treated as rejected. An approval is valid for 120 days to begin construction. Source: Design Guidelines, Introduction (Design Review Fees and Deposits), Sections VIII.F and IX.B; Declaration, Sections 7.2.5 and 7.2.7. Are these custom homes? Yes. Cypress Point is a high-end community of custom homes. Identical or substantially similar floor plans and front elevations are prohibited within the same phase, and every residence must be uniquely designed. No cookie-cutter or tract homes. Source: Design Guidelines, Section VI.B (Custom Architecture Mandate). What are the setbacks and height limits? Setbacks are set by the plat and the Declaration. The Building Guide quick list shows a 60 ft front setback, 10 ft side setbacks and a 25 ft rear setback (creek lots follow the bluff and drainage easement), a maximum of 25% lot coverage, and a maximum height of 2½ stories not to exceed 36 ft. Homes must be staggered so front facades vary in depth from neighbors. Your plat controls the exact setbacks for your lot. Source: Building Guide (General Requirements); Design Guidelines, Section VI.E; Declaration, Section 3.8. What materials are required? (masonry, roofs, windows) Masonry: The Design Guidelines require front elevations of one-story homes facing a street to be 100% horizontally layered masonry (brick, natural stone, cast stone, three-step stucco, board and batten or stucco panels), with at least 75% on sides and rear. Two-story homes need at least 50% on the front and 75% on sides and rear. Gray brick and gray-toned masonry are not permitted. Fiber-cement is the approved siding. The shorter Building Guide quick list shows different percentages (85% front, 75% sides and rear), so masonry percentages vary between documents: plan to the Design Guidelines and confirm with us. Roofs: slate (real or manmade), clay or concrete tile, standing seam or covered-fastener metal, or 30-year architectural composite shingles, with ACC approval of color and material. Windows and doors: anodized aluminum, vinyl or wood windows; wood, fiberglass or wrought-iron doors where visible from the street. Source: Design Guidelines, Sections VI.C, VI.G and VI.J; Building Guide (Masonry); Declaration, Section 3.6. What are the fence rules? Fences are optional. If you build one, it must be black ornamental or wrought iron, 4 ft tall, with the ACC's advance approval. Fences cannot sit in front of the home's front building line. Vinyl, chain-link, metal cloth and agricultural wire fences are not permitted. Source: Design Guidelines, Section VI.P; Declaration, Section 3.2. What are the garage and driveway rules? Garages: each home needs an enclosed garage for at least 3 vehicles (2 vehicles for interior lots east of CR 2960 and south of CR 2955). Side-entry, courtyard-entry or rear-entry garages are encouraged. Garage doors stay closed when not in use. Driveways: the Design Guidelines require primary driveways to be concrete, stamped and colored concrete or premium permeable pavers, 12 to 16 ft wide at the street, and prohibit decomposed granite and crushed brick on primary driveways. The Building Guide quick list lists additional driveway materials, so driveway materials vary between documents: plan to the Design Guidelines and confirm with us. Source: Design Guidelines, Sections VI.H and VI.I; Building Guide (Garages); Declaration, Section 2.29. Can I build a guest house, pool or other extras? Yes, with ACC approval. Detached garages, guest houses and cabanas must match the main home and be screened from view. Pools must be fenced as required by law and approved in advance. One 8 ft tall storage building up to 100 sq ft is allowed in a fenced rear yard. Shipping containers, tiny homes and treehouses are not allowed, except that the ACC may grant special written exceptions on interior lots east of CR 2960 and south of CR 2955. Source: Design Guidelines, Sections VI.Q and VII.E; Declaration, Sections 2.21 and 3.7; Building Guide (Accessory Buildings). What are the tree and landscaping rules? Cypress Point protects its mature tree canopy. Clear-cutting is prohibited, and no living hardwood 6 inches or more in diameter may be removed without ACC approval (except within the building pad or driveway). Front yards need native trees at a minimum rate of one per 30 ft of frontage where natural trees are not present. Every lot needs an automatic underground irrigation system, and landscaping must be approved by the ACC and completed before occupancy. Plants come from the approved native and drought-tolerant plant list. Private water wells require ACC and regulatory approval. Tree and vegetation work on NTMWD shoreline land has separate NTMWD limits. Source: Design Guidelines, Section VII.A and Attachment 3 (Approved Plant List); Declaration, Section 2.8; SMP, Section 4.3.1.2. Are there green-building requirements? Yes. Each home must earn 26 points under ENERGY STAR (19 points), Green Built Texas (22 points) or LEED for Homes (26 points), with extra features filling any gap, verified by an independent HERS/RESNET rater. The $2,500 construction deposit is returned when the home is completed on time and meets the standard. Source: Design Guidelines, Environmental Standards section and Design Review Fees and Deposits. How long do I have to start and finish building? Construction of the primary residence must begin (foundation poured) within 60 months after the later of the lot being conveyed to you or the county accepting the public improvements. Once started, the home must be completed within 24 months of the foundation pour, and other major improvements such as pools and cabanas within 8 months. Variances may be requested from the ACC in writing before the deadline. Source: Design Guidelines, Section VIII.A (Commencement of Construction & Completion). What are the construction hours? Monday through Friday 7:30 a.m. to 6:30 p.m.; Saturday and Sunday 9:00 a.m. to 5:00 p.m. (Sundays are limited to cleanup and quiet interior work). No construction on federal holidays. Source: Design Guidelines, Section VIII.C. Docks and the Lake Can I build a private boat dock? Only owners of the 27 designated Private Dock Lots may build a private dock. Every dock must follow the NTMWD Bois d'Arc Lake Shoreline Management Plan, be authorized in writing by NTMWD through a Shoreline Lease and Use Agreement, and be approved in advance by the ACC. NTMWD approval is not guaranteed, and ACC approval does not replace it. Pressure-treated or chemical-treated wood is not allowed, and dock roofs must be earth-toned. Dock size, spacing and slip limits are in our Lake & Dock Rules FAQ. Source: Declaration, Sections 2.1.5 and 3.15 and Article 1; Design Guidelines, Section VI.U; SMP, Section 5.2. How does the community dock work? A community dock of up to 20 slips is planned on NTMWD property, for members of the HOA who own lots that are not Private Dock Lots, subject to NTMWD approval of the final design. The HOA would hold the NTMWD agreement and maintain the dock through assessments. Slips are licenses (not property interests) and are available by separate agreement, subject to availability and NTMWD rules. A slip is not included in the lot purchase price. Source: Declaration, Section 3.14; Lot Purchase and Sale Agreement form, Section 7.07; SMP, Section 4.3.1.1. Who owns the shoreline? What is the flowage easement? NTMWD owns the lake and the land below 541 ft above sea level. Normal lake level is 534 ft, so the 534 to 541 ft strip is NTMWD land, not a flowage easement and not exclusive to the adjacent owner. NTMWD also holds a permanent flowage and flood easement, typically between 541 and 545 ft, over private land. You own that land but cannot build permanent structures there. Docks, paths and other shoreline work need NTMWD authorization plus ACC approval. Source: Declaration, Section 2.1.5; SMP, Sections 2.5, 2.6 and 4.2.10. Will the water near my dock be dredged? Dredging near the community dock and boardwalk is planned but subject to approvals. NTMWD does not allow private individuals to dredge, and dredging for individual docks is not allowed. Community-dock dredging is possible only with prior written NTMWD approval and state and federal permits. No approval should be assumed until it is issued. Source: SMP, Section 4.3.1.1 (p. 4-10) and Appendix F. The HOA: Dues, Fees and Rules Is there an HOA, and is membership required? Yes. Cypress Point Homeowners Association, Inc. is a Texas nonprofit corporation, and every lot owner is automatically a member. Source: Declaration, Article 4 (Sections 4.1 and 4.2). What fees are due when I buy a lot? The one-time HOA working capital assessment is $2,500 for lakefront lots and $1,000 for all other lots, due at transfer of title. The HOA also lists a $50 transfer fee and a $375 resale certificate fee. The Declarant may waive or reduce the working capital assessment in some cases. Source: Adoption of Working Capital Assessment; Management Certificate; Declaration, Section 6.4. How much are the annual HOA dues? The governing documents do not set a dollar amount. The HOA Board sets regular assessments each year through a budget, and no assessments are levied on lots owned by the Declarant. Ask sales for the current budget information. Source: Declaration, Sections 6.3 and 6.7.3. Can I rent my home or use it as a short-term rental? Rentals are allowed, subject to the HOA's Leasing and Rental Policy. Leases must be in writing, the whole home must be leased, and owners must register the lease with the HOA manager before occupancy. Owners who lease their lot do not use community amenities during the lease. Short-term rental guest records must be kept for at least 12 months. Source: Declaration, Section 2.5; Community Manual, Attachment 11 (Leasing and Rental Policy). Can I have pets or horses? Yes. Up to four cats and dogs in total, and horses at a rate of one per full acre. Pets must be leashed or fenced, and no kennels or breeding operations are allowed. Source: Declaration, Section 2.10. Can I run a business from home or put up a sign? Quiet home-office business is allowed if it creates no customer traffic, employees or visible signs. One professional “For Sale” sign (up to 5 sq ft) is allowed per lot. Other signs need ACC approval. Source: Declaration, Sections 2.3 and 2.16. Where can I park boats, RVs and trailers? Boats, trailers, campers and similar vehicles must be kept in an enclosed structure or screened from view. RVs and travel trailers may be parked temporarily for up to seven consecutive days per two-month period. Source: Declaration, Sections 2.22 and 2.23. What happens if a rule is broken? The HOA follows a notice-and-hearing process under Texas law before levying fines, and fines are reasonable and based on a published schedule. Construction fines are listed in the Design Guidelines. Source: Community Manual, Attachment 3 (Fine and Enforcement Policy); Design Guidelines, Schedule of Construction Fines. Are parts of the property in a floodplain? Yes, along the lake. Here is how the elevations work, all in feet above sea level: full pool of Bois d'Arc Lake is 534 ft. The edge of the 100-year floodplain is 541 ft. The edge of the 500-year floodplain is 545 ft. You can build your house anywhere above 545 ft, and on most lots that still leaves a very large building area. Land between 541 and 545 ft is private, but no structure can be built on it. Documents and Contacts Where can I read the HOA governing documents? Our HOA Guidelines page summarizes each Cypress Point governing document: the Declaration, Certificate of Formation, Organizational Consent, Management Certificate, Working Capital Assessment, Community Manual, Design Guidelines and Building Guide. To get a copy of any full document, call or text Dan Cooper at 214-714-5638 or register at CypressPointTX.com. Source: Management Certificate (Website to access the Association's dedicatory instruments). Who is the developer? Cypress Point on the Lake, LLC, a Texas limited liability company, with Dan Cooper as President. Dan is also the founder of Cooper Land Company in Prosper, Texas. Source: Declaration (Declarant); Design Guidelines (signature block). How do I get more information or register? Register or get information at CypressPointTX.com, or call or text Dan Cooper at 214-714-5638 (dan@cooperlandcompany.com). Source: CypressPointTX.com (Contact section). This FAQ summarizes the Cypress Point governing documents, the NTMWD Bois d'Arc Lake Shoreline Management Plan and CypressPointTX.com for convenience. The recorded governing documents control, and the Declaration controls over the Design Guidelines in any conflict. Docks and any use of NTMWD land require NTMWD authorization, which is not guaranteed. Plans, conceptual renderings, price ranges, amenities and timing are preliminary and subject to change. Cypress Point on the Lake, LLC is the developer. Questions? Call or text Dan Cooper at 214-714-5638, or register at CypressPointTX.com.

Cypress Point Lake, Shoreline and Dock FAQ Straight answers about owning land on Bois d’Arc Lake: where your property ends, what you can do on the shoreline, and what a private dock can look like. The lake and the land below the 541-foot line belong to North Texas Municipal Water District (NTMWD), so NTMWD’s rules decide. Answers cite the plan section and page. “SMP” = NTMWD Bois d’Arc Lake Shoreline Management Plan (SMP), December 2023. “App.” = SMP appendix. Page numbers are the printed page labels. Elevations are feet above mean sea level (MSL). The plan can change, so always confirm with NTMWD before you design or buy. Register interest Call 214-714-5638 Land, Water Levels and What You Own Do I own the shoreline? You own your lot, not the lake bed or the strip of land at the water. NTMWD owns the lake and all land below the 541-foot contour in fee. Lakefront lots are platted to the 541-foot contour (see the plat), so your private land starts there and runs up the hill. The shoreline strip between 534 ft (normal lake level) and 541 ft belongs to NTMWD. Owners of lots next to that strip can apply to NTMWD for a Shoreline Lease and Use Agreement. It allows things like a dock, a walking path and limited clearing on NTMWD land, but it is a permit, not ownership, and it gives no exclusive rights beyond what the agreement says. Cite: SMP §2.5–2.6, pp. 2-2 to 2-3 (elevations); §4.2.10, pp. 4-5 to 4-6 (no exclusive rights); §4.3.1.1, p. 4-8; Cypress Point Declaration §2.1.5. What do the elevation numbers (516, 525, 534, 541, 545) mean? Elevation (MSL) What it is Who owns / what applies 545 ft About the 500-year flood level (0.2% yearly chance). Highest planning limit for the lake. Top of the flowage and flood easement area (“typically” 541–545). Private land. 541 ft The 100-year flood level (1% yearly chance). NTMWD ownership line. Your platted lot begins here. Flowage and flood easement begins here. 534 ft Normal operating (“full”) pool. This is “the shoreline” for planning. All dock measurements start here. NTMWD-owned land and water. Docks, spacing and distances are measured from the 534 contour. 525 ft Public boat ramps generally close at or below about this level. Access limit, set by NTMWD. 516 ft Projected lowest lake level. Most of the time the lake is projected between 520 and 534 ft. Source: SMP §2.6, pp. 2-2 to 2-3, and Figure 2-1; §2.5, p. 2-2; §5.2.4, p. 5-5. What is the flowage easement, and what can I do on that land? NTMWD bought a Permanent Flowage and Flood Easement over private land that can flood in big storms. The SMP says these easements are “typically” between the 541-foot and 545-foot contours (about the 500-year flood level). The land is still yours and you keep the right to use it, but you cannot build permanent structures there (buildings, ditches, roads, wells, utility lines), cannot excavate or fill, and cannot put in a septic system. NTMWD can flood it when the lake rises and is not responsible for damage or clean-up. On the 541–545 easement strip (your land) Rule Permanent structures, buildings, roads, wells, utility lines Not allowed by the easement. Septic systems and drain fields Not allowed. Excavation or filling Not allowed. Lawn, landscaping, walking, yard use You keep the right to use the land. NTMWD is not responsible for damage from flooding or for silt and debris. Other improvements Check the easement deed for the exact rights kept. NTMWD may allow some improvements here instead of on its shoreline land, using the same application process (SMP Section 6). Source: SMP §2.5, p. 2-2 (“Property owners are advised to check flowage easement deeds”). Plan on building your home above the easement. That means above about 545 ft, but the exact easement line is in the recorded deeds and on the plat, so your builder and surveyor should confirm it lot by lot. Fannin County floodplain rules apply separately (see the County question below). Cite: SMP §2.5, p. 2-2. What can I do on the NTMWD shoreline strip (534 to 541 ft) in front of my lot? Only what an NTMWD Shoreline Lease and Use Agreement allows, and only where the shoreline is classified Dock Capable (or Limited Development for some items). Without an agreement you may not clear, cut, build, plant, store things, park or dock there. Activity on NTMWD land What the SMP says SMP cite Boat dock Possible in Dock Capable zones with an agreement. Individual docks: 1–2 slips. §4.3.1.1, p. 4-8 Walking path to the water Can be authorized. Maximum 5 ft wide, must meander with the land, shortest meandering route, no timbers, no digging or fill, no bridges. Trees may be limbed up to 5 ft wide and 7 ft tall. §4.3.1.3, pp. 4-11 to 4-12 Cutting or thinning trees and brush Needs prior written NTMWD approval in the agreement. Trees and shrubs up to 2 inches in diameter (measured at ground level) may be removed. Flowering natives (dogwood, redbud, serviceberry) cannot be removed at any size. No topping. Under-brushing limited to 100 ft from a facility. No tractors or herbicides. §4.3.1.2, pp. 4-10 to 4-11 Clearing standing timber below 534 Only with a dock application, an NTMWD timber plan, and a USACE review. Maximum 0.5 acre and a 50-ft-wide boat lane per dock. §4.3.1.1, pp. 4-9 to 4-10 Deck, patio, pergola, gazebo Possible with an agreement. At least 50 ft back from the 534 line, open on all sides, anchored, flood-tolerant. Max 15 ft tall, and no more than 1,000 sq ft total footprint for all land-based facilities combined. No storage, no habitation, no pressure-treated wood. §4.3.1.4, pp. 4-12 to 4-13 Turf grass, non-native plants, fertilizer, pesticide, fuel storage Not allowed on NTMWD land. §4.3.1.2, p. 4-11; §4.3.1.4, p. 4-12 Breakwaters, mooring buoys, dredging by an individual Not allowed without prior approval (buoys are not allowed anywhere on the lake; individuals may not dredge). §4.3.1.1, pp. 4-8 and 4-10; §5.2.8, p. 5-11 Parking or vehicles Not allowed on NTMWD land. §4.3.1.1, p. 4-8 Source: SMP Sections 4.3.1.1–4.3.1.4. Owned acres vs. usable acres: how big is my lot really? Lot sizes at Cypress Point are the platted, owned acres, and every lot is 1+ acre owned. On lakefront lots, the platted area ends at the 541-foot contour. The shoreline strip below it (541 down to 534 ft) is NTMWD land and is not part of your acreage, and the 541–545 easement strip is part of your acreage but cannot hold structures. Where an NTMWD agreement allows it, you may be able to use the shoreline strip for a dock and path, so lakefront lots can feel larger. That use is a permit, can be limited or denied, is non-exclusive, and is not counted in the acreage we quote. We do not state a number for the extra usable shoreline on any lot, because it varies with the lake level and depends on NTMWD approval. Cite: SMP §2.5–2.6, pp. 2-2 to 2-3; §4.2.10, pp. 4-5 to 4-6; Cypress Point plat and Declaration §2.1.5. What is the terrain like? Is it wooded? Cypress Point is a wooded site with changing elevations. The plat and Dock Exhibit show the land with 2-foot contours, so every lot has its own grade and your builder will want a topographic survey early. Cypress Point also protects mature trees: clear-cutting is prohibited and hardwoods 6 inches or more in diameter need ACC approval (Design Guidelines). Cite: Dock Exhibit (EX-01/EX-02) legend “Existing 2-foot contours”; Design Guidelines tree preservation section. Boat Docks: Size, Spacing and Rules (East of the FM 897 Bridge) Which dock rules apply at Cypress Point? Cypress Point is on the east side of the FM/SH 897 bridge. The SMP uses the bridge to split dock spacing rules: 100 feet between docks east of the bridge, 200 feet west of it. On the SMP water-surface map (Figure 3-2) the east side is mostly Open Recreation water and the west side is mostly Fish & Wildlife Habitat. Lakefront shoreline must also be classified Dock Capable on NTMWD’s shoreline map, and NTMWD decides lot by lot. Rule East of FM 897 bridge (Cypress Point) West of FM 897 bridge Minimum space between docks (closest point to closest point, at 534) 100 ft 200 ft Docks facing each other across a cove 100 ft end to end 100 ft end to end Max distance out from the 534 contour (gangway + dock + walkway) 120 ft 120 ft Max reach into a cove 1/3 of the cove width 1/3 of the cove width Minimum water depth where gangway meets dock, at 534 3 ft 3 ft Source: SMP §5.2.2, p. 5-3 (Figures 5-1 and 5-2, p. 5-4); §5.2.3, pp. 5-4 to 5-5; §5.2.4, p. 5-5; App. F §2.2, pp. F-7 to F-8. Water-surface classes: SMP §3.3, pp. 3-5 to 3-6 and Figure 3-2, p. 3-6. The Cypress Point Dock Exhibit repeats the east-of-bridge 100-foot rule (SMP §5.2.2) and the 1/3-cove rule (§5.2.3). How big a boat dock can I build? How wide? How long? Private docks are sized by the SMP. The numbers below are the standard limits for an individual dock. NTMWD can approve less in a specific spot (for example if depth, a cove, or spacing limits the site). Component Minimum Maximum Notes Dock (platform) total area 200 sq ft 1,000 sq ft Gangway area is not counted. Roof overhang up to 24 in. is not counted. Dock width 10 ft 60 ft No side under 10 ft. Dock length 10 ft 60 ft   Gangway (unsupported ramp) length 20 ft 60 ft 60 ft only if the 120-ft, 1/3-cove, 100-ft spacing and navigation tests are met. Gangway width 3 ft 6 ft   Main walkway and walkway fingers 3 ft 6 ft Fingers are the walkways between slips. Slip (boat berth) width n/a 12 ft   Slip length n/a 30 ft Slip sizes cap the boat that fits. Impact design assumes vessels under 60 ft. Total reach from the 534 contour (gangway + dock + supported walkway) n/a 120 ft Also limited to 1/3 of the cove width. Levels 1 1 (single level) No second story or upper deck. Roof overhang (optional roof) 0 in. 24 in.   Source: SMP Table 5-1, p. 5-7; §5.2.8 (“Dock Size” p. 5-8; “Standards for Gangways” p. 5-8); App. F §2.3, pp. F-8 to F-9. Quick answers: up to 1,000 sq ft; no more than 60 ft wide and 60 ft long; a gangway up to 60 ft and 6 ft wide; the entire structure within 120 ft of the 534 line. Can a dock have a second story or an upper deck? No. Docks are limited to one level. Rooftop decks of any kind are prohibited, elevated platforms are prohibited, and enclosed docks are not allowed (all sides must stay open). Cite: SMP §5.2.8, p. 5-8 (“Docks are limited to one level”), p. 5-10 (“elevated platforms are prohibited”); App. F §2.3(2)(h), p. F-9 (“one level only”); §2.6(2)(f), p. F-10 (“Rooftop decks of any kind are prohibited”); §2.6(12)(a), p. F-12 (all sides open). Can I put a roof or cover on my dock? How much covered area? A roof is optional. If you build one it must be gabled with a single pitch (no flat roofs), pitched at least 3:12, made of metal (minimum 28-gauge steel or 0.032-inch aluminum, no asphalt shingles), in brown, green, gray or earth tones, and overhang no more than 24 inches. Solar panels may be attached to the roof. Swim decks must stay uncovered. The SMP does not set a separate maximum roof or covered area. The practical limit is the dock’s 1,000 sq ft maximum (overhang beyond 24 in. counts toward it) and the 60-ft width and length caps. Large boating accessories may be stored in the attic space under the roof if the roof pitch and load limits are not exceeded. Cite: SMP §5.2.8, pp. 5-8 and 5-9 (Roofs); App. F §2.6(2), p. F-10; §2.6(12)(g), p. F-12. How many boat slips and boat lifts can I have? Item Limit Cite Slips on an individual dock 1 or 2 SMP §4.3.1.1, p. 4-8 Slip size Up to 12 ft wide x 30 ft long SMP Table 5-1, p. 5-7 Boat lifts One lift per slip, inside the slip SMP §5.2.5, p. 5-6; App. F §2.6(7), p. F-11 Personal watercraft (jet ski) lifts Up to two, inside a slip or on the shore side of the dock SMP §5.2.5, p. 5-6; §5.2.8, p. 5-10; App. F §2.6(7), p. F-11 Used lifts from other lakes Not allowed SMP §5.2.8, p. 5-10; App. F p. F-11 Storage chest One per slip, max 8 x 3 x 2.5 ft, no fuel or chemicals; 3 ft of open walkway must remain SMP §5.2.8, pp. 5-9 to 5-10; App. F §2.6(12), p. F-12 Swim deck Max 200 sq ft, uncovered, not on the shore side, counts toward total dock area; no diving boards, slides or elevated platforms SMP §5.2.8, p. 5-10; App. F §2.6(8), p. F-11 Mooring buoys Not allowed anywhere on the lake SMP §5.2.8, p. 5-11 Source: SMP Section 5 and App. F as cited. Every lift must appear on the engineer-stamped plans. Do docks have to be solar powered? Are generators allowed? Solar: yes, required. All electricity on the dock must come from on-site solar, including lighting and lift motors. Wiring must meet the National Electrical Code and be certified by a licensed Texas electrician. No power line from the shore is allowed. Generators: the plan does not mention them. The word “generator” does not appear in the SMP. But the plan says all electrical needs must come from on-site solar, and it bans storing fuel or hazardous materials on docks. Those two rules together mean a fuel-powered generator on the dock should not be expected to be approved. Ask NTMWD before planning one. Cite: SMP §5.2.7, p. 5-7 (“All electrical needs must be supplied by on-site solar”); §5.2.8 “Electric Service,” p. 5-10; §5.2.9 item 4, p. 5-12 (no fuel or hazardous materials on docks); App. F §2.6(9), p. F-11 (“On-site solar only”); §2.6(12)(f), p. F-12. What about dock lighting, materials and other equipment rules? Topic Rule Cite Lighting A dusk-to-dawn light is required at the end of the dock. Fixed, not flashing. Yellow, amber or white (LED under 3,000 K). No red or green. Aimed down and shielded. No decorative, string, party or underwater lights. SMP §5.2.8, p. 5-10; App. F §2.6(10), p. F-11 Reflectors Required on the water-side end and along both sides every 10 ft. White, blue or red, at least 3 in. App. F §2.6(11), p. F-11 Materials Deck, substructure and superstructure: recycled plastic, galvanized metal or aluminum. No pressure or chemically treated wood. All new materials. SMP §5.2.8, p. 5-9; App. F §2.7, p. F-12 Dock type Fixed or floating-pole docks only. Floating docks are not allowed. SMP §5.2.8, p. 5-7; App. F §2.1, p. F-7 Handrails About 42 in. high with a guardrail about 20 in. below, on at least one side of the gangway and around the dock perimeter. SMP §5.2.8, p. 5-9 Prohibited amenities Grills, hot tubs, showers, fire pits, ceiling fans, TVs, permanent stereos, satellite dishes, indoor furniture, sinks, cabinets, appliances, plants, birdhouses, diving boards, slides and anything that looks like human habitation. SMP §5.2.8, p. 5-11 Fish-cleaning pump One recirculating pump up to 5 gal/min, all on the dock; no pipes from the lake to shore; no irrigation pumps. SMP §5.2.8, p. 5-10; App. F §2.6(13), p. F-12 Plans and builders Engineer-stamped plans (Texas PE) and an NTMWD-registered contractor. Alterations need approval. SMP §5.2.6–5.2.7, pp. 5-6 to 5-7 Source: SMP Section 5.2.8 and App. F Section 2. Will my dock always be usable? What about low water and drought? No dock is guaranteed to be usable at all lake levels. The lake is a water-supply reservoir, not a constant-level lake, and NTMWD will not manage lake levels just to keep boats afloat. Docks may be unusable in floods or in drought lasting months or years, and owners accept all the risk. NTMWD checks depth against the normal 534-ft level only: you need at least 3 ft of water where the gangway meets the dock at 534. Item Detail Cite Projected low level About 516 ft; most of the time between 520 and 534 ft SMP §2.6, p. 2-2 Public ramps Generally close when the lake falls below about 525 ft SMP §2.6, p. 2-2; §5.2.4, p. 5-5 Dock inspections Usually done when the lake is between 526 and 534 ft SMP §5.2.4, p. 5-5 Gangway slope Designed for a maximum 4:1 slope at the lowest level the dock supports (not lower than 524 ft) App. F §2.6(4), p. F-10 Floating-pole docks Typically about 10 ft of vertical travel (more with engineering) SMP §5.2.8, p. 5-8 Source: SMP Sections 2.6 and 5.2.4. Can the water near the dock be dredged deeper? Dredging around the community dock and boardwalk is planned, subject to approvals. We have not seen a document showing any dredging approval for Cypress Point yet. Here is what the plan says: private individuals cannot dredge, and dredging is not allowed for individual docks. Dredging may be allowed for community docks or commercial uses such as marinas, but only if (1) NTMWD gives prior written approval, (2) the applicant then obtains state or federal permits, including a U.S. Army Corps of Engineers Section 404 permit, (3) the signed Corps permit is given to NTMWD to finish the agreement, and (4) NTMWD is told the start and end dates and the methods. NTMWD’s standard lease does not authorize dredging unless a written special condition does, and the process “may be a lengthy process.” NTMWD’s own FAQ says dredging is not permissible by private individuals. Cite: SMP §4.3.1.1 “Dredging,” p. 4-10; §4.3.1.1, p. 4-8 (individual docks); App. C General Condition 28, p. C-19; App. F, p. F-34 (“Dredging for individual docks is not allowed”); App. K FAQ, p. K-10. How does the community dock work? Can I buy a slip if my lot is not dockable? Cypress Point plans one community dock with 20 slips (plus one fishing dock), subject to NTMWD approval. The SMP allows a private community dock of up to 20 slips. The agreement is held by the homeowners association, and the dock is for members only. The SMP says community docks may give lake access to members who do not otherwise have shoreline access or whose shoreline is unsuitable for a dock. Under the Cypress Point Declaration, slips are licenses (not deeds) and are meant for owners who do not have a private dock. Item Detail Cite Max slips 20 SMP §4.3.1.1, p. 4-8 Who holds the agreement The HOA (a legal entity with adjacent-owner members) SMP §4.3.1.1, p. 4-8 Who may use it Members only, not the public SMP §4.3.1.1, p. 4-8 Parking or vehicles on NTMWD land Prohibited SMP §4.3.1.1, p. 4-8 Walkway or boardwalk on NTMWD land The SMP standard for a walkway to the water is a footpath up to 5 ft wide that follows the land, with no digging, fill or bridges, so any boardwalk design on NTMWD land is subject to NTMWD approval SMP §4.3.1.3, pp. 4-11 to 4-12 Cypress Point community dock Planned: 20 slips, plus a fishing dock; subject to NTMWD approval of the final design Cypress Point Dock Exhibit Source: SMP §4.3.1.1; Cypress Point Dock Exhibit; Declaration §3.14. Permits, Fees and Timing How do I get a dock approved? What is the process? Step What happens Cite 1 Own the lot next to NTMWD land; confirm the shoreline is Dock Capable on the NTMWD map. SMP §5.2.1, p. 5-3; App. F §2.2, p. F-7 2 Site visit with NTMWD staff before you apply (done when the lake is about 526–534 ft). SMP §5.2.1, p. 5-3; §5.2.4, p. 5-5 3 Apply online through NTMWD’s MGO Connect portal with engineer-stamped plans, a registered contractor and the electrical certification. Apply within 30 days of buying the lot if transferring an existing agreement. SMP Section 6, pp. 6-1 to 6-5; §4.3.1.1, p. 4-8; §5.2.6–5.2.7 4 NTMWD reviews and approves or denies at its discretion. First-come, first-served if two docks would conflict. SMP §5.2.1, p. 5-3; §5.2.4, p. 5-6 5 Sign the Shoreline Lease and Use Agreement before any work starts. Fees are listed in App. D. SMP Section 6; §4.3.1.1, p. 4-9; App. D 6 Build with a registered contractor; erosion control goes in with the dock (at least 50 ft of shoreline protection on each side, or to the side-yard line). SMP §4.3.1.1, pp. 4-7 to 4-8; §4.6 7 Display the NTMWD tags; renew every 5 years; agreement does not transfer with the lot. SMP §4.2.8, p. 4-5; §5.2.8, p. 5-10; §6.10, p. 6-5 Source: SMP Sections 4, 5, 6. The Cypress Point ACC also reviews private docks as part of the home and lot plans (see the Building FAQ). What does an NTMWD dock agreement cost? Fee Amount Cite Application and first year (individual dock) $750 SMP App. D, p. D-3 Years 2 to 5 (annual) $325 per year SMP App. D, p. D-3 Vegetation modification $500 SMP App. D, p. D-3 Standing-timber request $250 SMP App. D, p. D-3 Other items (access paths, land-based facilities, etc.) $500 SMP App. D, p. D-3 Renewal 50% of the original fee; the $325 annual fee continues in each later 5-year term SMP App. D, p. D-3 Appeals $250 (revocation) / $100 (denial of conditions) SMP App. D, p. D-3 Source: SMP App. D (Fee Schedule), p. D-3. When several shoreline activities are on one agreement, only the higher fee is assessed. Fees are from the December 2023 plan; confirm current amounts with NTMWD. NTMWD can change its fees, and has discussed adjusting the Bois d’Arc Lake first-year fee, so confirm the current amount with NTMWD before you budget. Fees are separate from the cost of the dock itself. Cite: Agreements run for a 5-year term (SMP §4.2.8, p. 4-5). Who do I call at NTMWD? NTMWD’s Bois d’Arc Lake Operations Center is at 4989 FM 897, Dodd City, TX 75438. The plan lists the Lake Operations Center at 469-626-4760 and the Lake Permitting Department at 469-626-4765. You can also email BoisdArcLake@NTMWD.com or visit boisdarclake.org. Cite: SMP App. J (Points of Contact), p. J-3; NTMWD Bois d’Arc Lake Shoreline Management brochure. Fannin County, Floodplain and Building What does Fannin County require near the lake? Fannin County has Lake Zoning Regulations that apply within 5,000 feet of the 534-ft shoreline. New structures over 1,000 sq ft need a Lake Area Development (Building) Permit from the Commissioners Court (exemptions include agricultural buildings and accessory buildings on lots of 2 acres or more); the County reviews applications within 30 business days. The County’s use table lists boat docks as a permitted use, with a definition noting that NTMWD approval is required because NTMWD owns the lake land. The County also has a floodplain ordinance: a Floodplain Development Permit (application via MyPermitNow.org, a $30 non-refundable fee, a Base Flood Elevation certificate and topographic information) is required for development in the mapped floodplain. Cite: Fannin County Bois d’Arc Lake Zoning Regulations (rev. Aug 2023): §1.04 (Areas Subject to Lake Zoning Regulations), §8.04 (Lake Area Development Permit, p. 70), Definitions (“Boat Dock”); Fannin County Floodplain Permit Instructions. Public Access and Shoreline Use Can the public use the shoreline in front of my lot? The public has the right to use the waters of the lake, and adjacent landowners may not interfere with that. The SMP also says it is not NTMWD’s intent to allow general public access to the lands and shorelines adjacent to private property, and owners of authorized facilities may take reasonable steps to protect their property from theft, vandalism or trespass. A dock agreement gives you no exclusive use rights and no real estate rights, you may not interfere with NTMWD staff who monitor and enforce the agreement, and parking and vehicles are not allowed on NTMWD land. Cite: SMP §4.2.10, pp. 4-5 to 4-6; §4.3.1.1, p. 4-8. This FAQ summarizes public NTMWD and Fannin County documents and is not legal advice. NTMWD may change the plan, fees and classifications at any time. Dock approval is never guaranteed. Always confirm with NTMWD and read the Cypress Point plat, Declaration and Design Guidelines before you buy.

Cypress Point HOA Governance Guidelines Cypress Point is a high-end community of custom homes on Bois d'Arc Lake, and the governing documents are how we keep it that way. Below is a plain-language summary of each of the eight governing documents. Prefer quick answers? Our Cypress Point FAQ covers the building rules, and our Lake & Dock Rules FAQ covers docks. Register at CypressPointTX.com Call or Text 214-714-5638 How the documents fit together The Declaration is the master document, and it controls over the Design Guidelines in any conflict. Each lot owner is automatically a member of Cypress Point Homeowners Association, Inc. Every home, fence, pool and dock needs written approval from the Architectural Control Committee before work starts, and docks also need authorization from the North Texas Municipal Water District (NTMWD), which is not guaranteed. 1. Declaration of Covenants, Conditions and Restrictions (88 pages) The master governing document for Cypress Point. It controls over the other documents in any conflict. Lot use and community standards (Article 2): rentals (2.5), pets (2.10), signs (2.16), outside storage (2.21), vehicles, boats and RVs (2.22 and 2.23), garages (2.29), flood zones (2.35) Shoreline Management Plan compliance (2.1.5): NTMWD owns the land below 541 ft, holds a flowage and flood easement from 541 to 545 ft, and any dock, path or vegetation work on its land needs NTMWD authorization plus ACC approval Construction restrictions (Article 3): ACC approval, fences, roofing, pools, setbacks, community dock (3.14: up to 20 slips, licenses for owners without a private dock) and private boat docks (3.15) The HOA (Article 4): automatic membership for every lot owner Assessments (Article 6), including the working capital assessment (6.4) The Architectural Control Committee (Article 7) Conflicts (11.9): the Declaration, Certificate of Formation, Bylaws and Rules and Regulations govern in that order 2. Certificate of Formation (4 pages) Creates Cypress Point Homeowners Association, Inc., a Texas nonprofit corporation, with perpetual existence. Name, nonprofit status and duration Purposes and powers of the Association, exercised by its Board of Directors under the Declaration, the Bylaws and Texas law 3. Organizational Consent (2 pages) The initial organizational resolutions of the HOA Board. Accepts the directors' appointments and receives the Community Manual Elects the initial officers and sets up books, records and a bank account 4. Management Certificate (4 pages) The statutory notice of the Association's contact details and transfer-related fees. Subdivision: Cypress Point I and Cypress Point II Transfer-related fees: working capital assessment of $2,500 for lakefront lots and $1,000 for all other lots, a $50 transfer fee and a $375 resale certificate fee Names CypressPointTX.com as the website for the Association's dedicatory instruments 5. Adoption of Working Capital Assessment (3 pages) Sets the one-time working capital assessment paid at transfer of title. Tier 1, lakefront lots (lots that share a boundary with the lake line or NTMWD reservoir property): $2,500 Tier 2, all other lots: $1,000 The Declarant may waive, reduce or exempt certain transferees, and the amount is subject to change 6. Community Manual (47 pages) The HOA's operating policies, with attachments. Attachments include the Certificate of Formation, Bylaws, Fine and Enforcement Policy, Assessment Collection Policy, Records Policy, statutory notice, email registration policy, generator policy, religious display policy, pool fencing policy, Leasing and Rental Policy (Attachment 11) and Parking and Towing Policy Fines follow a notice-and-hearing process under Texas law 7. Design Guidelines (37 pages) The detailed architectural standards and the plan review process run by the Architectural Control Committee (ACC). Custom Architecture Mandate (VI.B): no identical or substantially similar floor plans or front elevations within a phase Minimum square footage (VI.D): 3,000 sq ft of main-level living area, and 2,500 sq ft for interior lots east of CR 2960 and south of CR 2955. Lakefront minimums vary by document, so confirm your lot's minimum before you design Masonry (VI.C), roofs (VI.G), driveways (VI.H), garages (VI.I), windows and doors (VI.J), fences (VI.P), accessory buildings (VI.Q), private boat docks (VI.U) Landscape and tree preservation (VII), construction rules, hours and deposit (VIII) and plan review process, fees and timing (IX) If the Design Guidelines conflict with the Declaration, the Declaration controls 8. Building Guide (Zoning & Building Quick List) (2 pages) A two-page quick-reference summary of lot size, setbacks, height, masonry and minimum home sizes by area (lakefront, interior west of CR 2960, and interior east of CR 2960 and south of CR 2955). Refers readers to the Declaration and the Design Guidelines for the full requirements Where it differs from the Design Guidelines (for example on masonry percentages, driveway materials and the lakefront home size), plan to the Design Guidelines and confirm with us Want a full copy of any document? Call or text Dan Cooper at 214-714-5638 or register at CypressPointTX.com, and tell us which document you want. These summaries are provided for convenience and are not a substitute for the documents themselves. The governing documents as recorded control, and the Declaration controls over the Design Guidelines in any conflict. Section references are to the Cypress Point governing documents. Plans, renderings, amenities and timing are preliminary and subject to change. Cypress Point on the Lake, LLC is the developer.

Exclusive Phase I • Bois d'Arc Lake • Fannin County, Texas Cypress Point at Bois d'Arc Lake 112 lots. Every lot 1+ acre owned. 27 dockable lakefront lots. Heavily wooded. Built for custom homes. We believe Cypress Point is the most exciting lake development near DFW. Phase I is a small, exclusive offering on a brand-new Texas lake, and lots on Bois d'Arc Lake have a history of selling out fast. Our sales event is coming soon, and lot deposits open soon. Register now so you are first in line. You won't believe it until you see it. Conceptual rendering. No homes are currently built at Cypress Point. Architecture, shoreline, landscaping and views are illustrative and subject to change. Register for Early Access at CypressPointTX.com Call or Text Dan: 214-714-5638 Visit CypressPointTX.com Cypress Point FAQ Lake & Dock Rules FAQ HOA Guidelines Announcement Lot Deposits Open Soon. Sales Event Coming Soon. All 112 Phase I lots are the offering. Lots are sold when the infrastructure is complete, and a 10% deposit puts you under contract on your lot once the seller accepts your signed agreement. Registered buyers hear first. These go fast, and this is your chance. Register at CypressPointTX.com Call or Text 214-714-5638 Lots on Bois d'Arc Lake Sell Fast 51 minutes The Peninsula at Bois d'Arc Lake sold out 1 day Five Points sold out The Peninsula and Five Points are other developments on Bois d'Arc Lake. Past sales are not a guarantee of future results. Cypress Point at a Glance: Phase I, 112 Lots 170 wooded acres 112 lots, all in Phase I 27 private dockable lakefront lots 20 planned community dock slips 1+ acre every lot, owned $200K–$1.5M planned price ranges by lot type Preliminary plan. Lot details, availability, prices, amenities and timing are subject to engineering, governmental approvals and change. Acreage means platted acres owned. Land below the 541-foot contour is owned by the North Texas Municipal Water District (NTMWD), and any use of it is subject to NTMWD agreement and rules. Docks require NTMWD approval, which is not guaranteed. See the FAQ. Planned Amenities for Gathering, Recreation and Lake Life Community boat dock, a fishing pier and a boardwalk on the water, plus a stocked fishing pond Two amenity centers, including a clubhouse, plus a central park, parks and playgrounds, a gazebo and an outdoor amphitheater 3 pickleball courts and 2 volleyball courts Walking trails through the woods Planned amenities are subject to final development approvals and construction timelines. The community dock is subject to NTMWD approval. Your Lake Life Starts Here Wakeboarding. Wake surfing. Water skiing. Tubing. Fishing. Sea-Doos. Electric surfboards and hydrofoils. And the best kind of family days on the water, with kids, friends and a boat tied up at your own dock. Bois d'Arc Lake is a big, brand-new recreational lake, and we think it is one of the best in Texas. And the land itself is something to see. Cypress Point is heavily wooded, with rolling terrain and real elevation changes, the kind of hills and views that are rare in this part of North Texas. We think you will be amazed. On-water activities are subject to NTMWD lake rules and the Bois d'Arc Lake Shoreline Management Plan. Why Cypress Point Dockable lakefront. 27 lots are planned for private boat docks, plus a 20-slip community dock for owners without a private dock (subject to NTMWD rules and approvals). Heavily wooded and private. A mature tree canopy and a secluded, retreat feel, protected by the community's tree-preservation standards. Every lot is 1+ acre owned. Room to build, room to breathe, room for the whole family. Custom homes only. Identical or substantially similar floor plans and front elevations are prohibited within a phase. No cookie-cutter, no tract homes. Close to DFW. About 55 minutes from North Dallas, near Bonham and Dodd City. We Don't Just Broker Land. We Develop It. Cooper Land Company's Dan Cooper is the developer behind Cypress Point, so you can work directly with the developer. Whether you are buying, selling or developing land anywhere in Texas, we bring the same hands-on experience. Questions? Call or text Dan Cooper at 214-714-5638 or email dan@cooperlandcompany.com. Explore the Interactive Map Tap any homesite or amenity to see lot details, planned price range and a direct link to share. Compare up to three lots side by side. Open the Interactive Map Concept plan. Lot lines are from the preliminary plat, not a survey. Amenities are planned and subject to change. Renderings and Illustrative Images Preliminary community plan (conceptual) Location: Bois d'Arc Lake, Fannin County Illustrative image: covered boat dock Illustrative image: wooded trails Illustrative image: evenings by the fire Images are conceptual renderings and illustrative imagery, not photographs of completed Cypress Point improvements. No homes are currently built at Cypress Point. Architecture, shoreline, landscaping, amenities and views are illustrative and subject to change. More at CypressPointTX.com. Video Highlights Tap a clip to watch it on the Cypress Point YouTube channel. 112 lots and 27 dockable lots Your boat at the dock, privacy in the woods Preserving the trees Lake days without the boat ramp Bass fishing, pickleball and trails What is coming to Cypress Point See All Videos on YouTube Cypress Point News OCTOBER 2026 Lot Deposits Open Soon at Cypress Point Phase I, 112 lots on Bois d'Arc Lake. A 10% deposit puts you under contract on your lot, and registered buyers hear first. Sales event coming soon. Read more » Want the news first? Register at CypressPointTX.com. Follow Cypress Point Instagram Facebook X YouTube TikTok Ready for Cypress Point? Register for early access, explore the map, and be ready when the sales event is announced. Register at CypressPointTX.com Call or Text Dan: 214-714-5638 Cypress Point on the Lake, LLC is the developer of Cypress Point. All plans, renderings, amenities, price ranges, lot details and timing are preliminary, conceptual and subject to change. Docks and any use of NTMWD land require NTMWD authorization, which is not guaranteed. This is not an offer to sell in any jurisdiction where prohibited. Cooper Land Company, Prosper, Texas.

Same building, same rent. One sells for $3 million and the other for $1.5 million. Why? In this 7-minute episode of Real Estate Explained, I use a lemonade stand to show how cap rates and triple net leases really work. Watch on YouTube | Subscribe to the channel If you're interested in more on this topic, email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com.

Banks don't want your building. They want your tenant's rent. Here's the one ratio that decides if you get the loan, and why a "safe" Star Coffee deal can need 56% down while a riskier one needs 26%. Run your own numbers with the free calculator: cooperlandcalculator.netlify.app If you're interested in more on this topic, email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com.

Short, plain-English videos on how commercial, residential and land real estate really works. New episodes are added regularly. Commercial #3: What Is Cost Segregation? How a cost segregation study can turn about $58K of year-one deductions into about $715K. #2: What Is DSCR? How Banks Decide If You Get the Loan Banks don't want your building. They want your tenant's rent. Here's the one ratio that decides if you get the loan. #1: What Is a Cap Rate? Triple Net Leases Explained With a Lemonade Stand Shorts Quick vertical versions of each episode. Questions on any of these topics? Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com.

Most owners depreciate a commercial building over 39 years. A cost segregation study breaks the building into parts that can be written off much faster, and that can change your year-one taxes dramatically. 39 years vs. cost seg: On a $3M coffee shop, straight-line depreciation gives roughly $58K in year-one deductions. With cost segregation, it can be roughly $715K. Bonus depreciation: 100% bonus depreciation is back for property acquired after January 19, 2025. Gas stations: These can qualify as 15-year property. Know the trade-offs: depreciation recapture when you sell, how a 1031 exchange fits in, and the step-up in basis for heirs. Educational only, not tax advice. Consult a CPA. Questions? Email me at Dan@CooperLandCompany.com or visit cooperlandcompany.com.