The Promenade at Gaillardia is marketed as the final opportunity to build a home inside Gaillardia's gates. A buyer there gets a new attached home, plus a supplemental declaration that gives the Gaillardia Community Association control of the yard. It adds a second assessment on top of the community-wide one and sends disputes to an arbitrator instead of a courtroom. The developer's materials state plainly that Gaillardia Country Club membership is not included.
Read in order, the Promenade's recorded documents tell one story. This corner of Gaillardia was once left unfinished, and its covenants were rewritten in October 2021 so that nobody could leave it that way again. Every unusual clause a buyer runs into follows from that.
Membership not included, yard care included
Two items surprise most buyers, and they work in opposite directions. The Promenade bundles a service most Gaillardia homeowners arrange on their own, and it leaves out the amenity most people link with the Gaillardia name.
On the service side, every Promenade unit pays a Base Assessment under the master Gaillardia declaration and a separate Neighborhood Assessment. The Neighborhood Assessment covers services the association provides through contractors chosen by its board. On the club side, Gaillardia Country Club sells Full Golf, Junior Golf for members under 40, and Lifestyle memberships. Each requires a one-time nonrefundable initiation fee plus monthly dues. The club does not post the amounts publicly and sends prospects to its Membership Director.
| Cost layer | Who collects it | What it pays for | Published amount |
|---|---|---|---|
| Base Assessment | Gaillardia Community Association | Common expenses shared across Gaillardia, including the Promenade's private streets, alleys, Great Lawn and other common areas | No dollar figure in the declaration |
| Neighborhood Assessment | Gaillardia Community Association | Promenade yard and lawn services on each unit, including reserves | No dollar figure in the declaration |
| Club initiation fee and dues | Gaillardia Country Club | Golf, pool, fitness, tennis and dining, depending on category | Available through the club's membership office |
Since the declaration sets no dollar amounts and the club's membership page lists no fees, a buyer comparing the Promenade with another gated golf community can't price the move from public sources alone. That comparison takes documents from the association and a call to the club.
Why one corner of Gaillardia needed its own covenants
The ownership chain is printed in the recitals of the 2021 restated declaration. It explains why the Promenade's rules are stricter and more specific than a typical subdivision supplement.
- July 18, 1997. OPUBCO Development Company records the original Declaration of Covenants, Conditions and Restrictions for Gaillardia.
- December 27, 2002. Development rights pass to Gaillardia Development Company, LLC, an Arkansas company.
- November 23, 2004. That company files an amended and restated declaration for the residential properties.
- August 17, 2010. It records a Promenade supplement for Section X. The 2021 document says this was done "without evidence of any approval by the Association."
- March 6, 2014. Gaillardia Development Company resigns as declarant, and the Gaillardia Community Association becomes the successor declarant.
- July 22, 2015. The same company records an amendment to the Promenade supplement. The 2021 document declares that amendment null and void.
- October 2021. The association and The Promenade at Gaillardia, LLC, which by then held more than 75 percent of the Promenade units, execute the second amended and restated supplemental declaration.
Between steps five and six, the community went to court. In May 2015, The Oklahoman reported that the Gaillardia Community Association had sued the developer and two affiliated companies over the unfinished Promenade development.
The club changed hands in the same period. The developer’s affiliated Herrington Group defaulted on loans from Bank of the Ozarks and First Liberty Bank. Newport Beach-based Concert Golf Partners bought the $6.8 million Bank of the Ozarks loan and then a $1.5 million First Liberty Bank loan, the Orange County Business Journal reported in February 2014. Concert Golf dates its acquisition to January 20, 2014, through a deed-in-lieu transaction.
So within about seven weeks in early 2014, the club went to a private operator and control of the community's covenants went to the homeowners' association. That split is why a Promenade lot can sit inside the gates with the club listed as a separate purchase.
What the 2021 restatement gives the association
With the developer gone, the association wrote the Promenade's maintenance terms broadly. Its contractors handle the front yard, the side yard, and the rear yard out to the curb of the resident lane. The service list covers mowing, edging, fertilizing, pre- and post-emergent weed control, spring scalping, fall leaf cleanup, mulching, and shrub and tree insect control. It also calls for cultivating tree wells twice a year and applying tip blight control to pines twice a year.
The clause buyers most often miss deals with owners who want to keep their own garden:
"If the Board permits an Owner to maintain its landscaping, there shall be no reduction in the Neighborhood Assessments due on such Unit hereunder by reason of the Owner providing such maintenance."
Self-maintenance needs board permission, and the association can take the work back whenever it decides the owner isn't meeting the Community-Wide Standard. No owner may add to, change, or remove anything in the landscaped area without the board's written approval. The association also holds perpetual easements over each unit for these services and for installing and running irrigation lines.
For a buyer who wants a lock-and-leave home inside a guarded gate, this is the core of what the Neighborhood Assessment buys. A buyer who plans to redesign the backyard should treat the board as a co-owner of that project.
The lot layout behind attached homes
The 2021 document allows only attached single-family dwellings in the Promenade. Setbacks vary by block. In Blocks 27 and 29, each lot has a 10-foot setback on one side and zero feet on the other. In Block 28, each lot has 5 feet on each side, with a minimum 10-foot front setback and a rear setback of at least 10 feet from the dwelling and 15 feet from the front face of the garage. In every block, the stated goal is at least 10 feet between neighboring dwellings.
The developer lists available lots from 8,166 to 17,764 square feet. Its February 2026 materials name Tim Hughes Custom Homes, Jim Quigley Custom Homes and Bowers Construction Co. as the exclusive builder partners. Those materials show two spec homes on Oliver Court, both three-bedroom, three-and-a-half-bath plans. The Tim Hughes home at 5832 Oliver Ct. is 3,132 square feet. The Jim Quigley home at 5816 Oliver Ct. is 5,026 square feet, with a study, a three-car garage, an upstairs game room and an oversized outdoor living area. Finishes can be customized depending on contract date, and no asking prices are published.
The builder list is a recorded requirement, not just a marketing choice. Every home and related improvement must be built by a builder who has applied to the Architectural Advisory Committee and received final board approval for that specific unit. The Design Guidelines for Promenade apply in addition to the Gaillardia Residential Design Guidelines dated May 15, 1998. Where the two conflict, the Promenade guidelines control, and the board can amend them at any time. A buyer who brings an outside builder, or who expects the 1998 standards to set the limits, will run into both rules before the slab is poured.
Where the friction shows up later, including resale
Several clauses don't matter at the purchase. They come up years later.
Signs. Owners may not place any sign in the Promenade. The ban exempts the Declarant, the Real Estate Company and the Existing Owner, which are terms the governing documents define. Owners may display a name placard in a style and size approved by the Architectural Advisory Committee. An owner planning a resale should confirm with the association what marketing signage, if any, is allowed before building a listing plan around a yard sign.
Insurance and rebuilding. The association does not insure any part of an individual unit. Each owner must carry all-risk casualty coverage at full replacement cost, plus liability coverage. If an owner fails to produce a valid policy within 10 days of a written request, the association may buy one and charge the cost to the unit. After a loss, the owner must rebuild in keeping with the original construction and pay any shortfall the insurance doesn't cover. For attached homes with zero-lot-line walls, this is worth taking to an insurance agent early in the contract period.
Parking. Designated on-street parking is allowed. Mobile homes, campers, trailers, boats, recreational vehicles, stored or inoperable vehicles, and commercial vehicles and equipment are banned from Promenade streets. Service and delivery vehicles have limited daytime exemptions.
Disputes. Any claim arising from the supplemental declaration, including the terms of a Promenade Membership, goes first to mediation under American Arbitration Association commercial rules in Oklahoma County, with fees split equally. If mediation doesn't settle the matter within 30 days of a written demand, it goes to binding arbitration before a single arbitrator, who must issue an award within 60 days. The arbitrator, not a court, decides whether the arbitration clause itself can be enforced. The prevailing party recovers costs and attorneys' fees, and punitive damages are excluded. Given that this neighborhood's history includes a 2015 lawsuit, the fast, private and fee-shifting dispute process reads as deliberate. Buyers who want to understand how it applies to them should review it with their own attorney.
Questions Promenade buyers ask
Does buying in the Promenade come with Gaillardia Country Club access? No. The developer's materials list club membership as not included. Membership comes through the club's own categories, each with an initiation fee and monthly dues.
Who owns the golf course? Concert Golf Partners acquired Gaillardia Country Club in 2014. It describes the course as a Tom Kite redesign of an Arthur Hills layout on 230 acres, inside a 600-acre residential community.
Are the 2021 terms still the current terms? The terms above are the ones set out in the October 2021 restatement, and this post can't confirm whether anything has changed since. Request the current governing documents and assessment schedule from the Gaillardia Community Association during the option period to confirm nothing has been amended since.
Every building decision in the Promenade runs through the Gaillardia Community Association, the Architectural Advisory Committee and the 2021 covenants, from the builder you choose to the sign you can post when you sell. Stetson Bentley can help you request the association and club documents, line up the assessment and membership costs before you sign, and build a resale plan that works within the Promenade's signage rules. Book an appointment to talk through it.
This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.
