Sur Le Lac
Luxury lakeside living near Legacy West
Building & Community
- Total Units
- 40 across 3 buildings (A, B, C)
- Square Footage
- 2,342–2,991 sq ft
- Built
- 2023–2024
- Builder
- Starside Custom Builders
- Gated
- Yes — within Normandy Estates
- HOA Fees
- $1,691/mo (~$20,300/yr)
- Parking
- Two deeded underground spaces + climate-controlled storage
- Location
- West Plano, 75024
- School District
- Plano ISD
- Price Range
- $1.39M–$1.6M (median $1.48M)
- Status
- Fully built out (~75% sold by early 2025)
When Starside Custom Builders launched Sur Le Lac in 2023, they introduced something rare to Plano's luxury market: brand-new, French-inspired condominiums in a gated lakeside setting, steps from Legacy West. This isn't your typical North Texas condo conversion or dated 1990s product — these are 2023–2024 construction luxury units designed specifically for the lock-and-leave lifestyle.
Sur Le Lac sits within Normandy Estates but operates as its own distinct community with separate HOA, dedicated amenities, and underground parking. Just 40 units total across three buildings (A, B, C), fully built out with no additional phases planned. The intimate scale, comprehensive maintenance model, and immediate proximity to Legacy West create a unique value proposition for relocating executives, downsizing professionals, and frequent travelers.
What It's Like to Live Here
What's Inside the Gates
24/7 gated security — controlled access within Normandy Estates. Private lake and walking trails wind through the property. Lap pool and spa at the Sur Le Lac amenity center. Clubhouse and fitness center with full kitchen, fireplace, and private event space. Outdoor putting green — a unique amenity for golf enthusiasts. Underground parking with two deeded spaces per unit plus a climate-controlled storage unit.
Who Lives Here
Relocating executives. Professionals transferring to Legacy West corporate campuses (Toyota, Liberty Mutual, JPMorgan, FedEx) who prioritize minimal commute and turnkey living.
Downsizing luxury buyers. Empty-nesters transitioning from 5,000+ sq ft estates in Willow Bend, Kings Gate, or Cypress Creek Ranch who want comparable luxury without maintenance burden.
Frequent travelers and second-home owners. The comprehensive HOA maintenance model and building security enable months-long absences without property concerns.
What you won't find: young families with school-age children (though Plano ISD schools are excellent), first-time luxury buyers, or anyone seeking traditional suburban neighborhood social life. Sur Le Lac skews professional, private, and low-maintenance.
Sur Le Lac at a Glance
Sur Le Lac trades at premium positioning with a $618/sqft median, reflecting brand-new construction in a constrained-supply gated lakeside setting. 8 MLS sales since 2023 (including 2 resales), median 34 days on market. Inventory status: limited remaining units — approximately 75% sold by early 2025 with no additional phases planned.
How Sur Le Lac Compares
The Corvalla at Stonebriar (Frisco)
Built 2019, 58 units, adjacent to Stonebriar Country Club. Lower price point, smaller floor plans, 10 minutes to Legacy West. A reasonable comp for buyers prioritizing price over location.
Windrose Tower (Legacy West, Plano)
High-rise built 2019, 98 units, skyline views. Urban vertical living vs. Sur Le Lac's suburban lakeside, and an established building rather than brand-new construction. Different lifestyle entirely.
Villas at Legacy West (Plano)
129 homes, immediate Legacy West access. Individual maintenance required (no shared building services), no gated amenities or lake. Closer to Legacy West retail than Sur Le Lac, but without the lock-and-leave lifestyle.
Matt's Take
Plano-focused REALTOR® · Compass
Sur Le Lac is a special addition to Plano's real estate market: it's really the only luxury condo project with a residential feel. It's perfect for relocating executives and downsizing luxury buyers who want new construction, comprehensive amenities, zero maintenance burden, and a stone's throw to Legacy West. The HOA fee scares off some buyers until they calculate what they'd pay for landscaping, pool service, building maintenance, and property management on a comparable quality single-family home.
I'm watching this market closely because inventory is constrained — less than a dozen units remain from the original 40, and resale activity has been minimal (just 2 resales so far). When buyers discover they can pop over to Legacy West dinner reservations in under 5 minutes and return home to a lakeside sunset, the value proposition clicks. I consider Normandy Estates and Sur Le Lac one of the most "primo" locations in Plano.
The buyer profile skews heavily toward relocating corporate executives (mid-40s to early 60s), downsizing empty-nesters from larger Plano estates, and frequent travelers who need genuine lock-and-leave capability. This is not a first-time luxury buyer community: entry point is $1.39M and you're committing to $20K+ annual HOA fees.
Honest Considerations
The HOA Fee Is $1,691/Month
That's $20,300 annually — higher than most Plano neighborhoods and a deal-breaker for some buyers. But if you calculate what you'd pay independently for landscaping ($300–500/mo), pool service ($150–200/mo), building exterior maintenance ($200–400/mo), and amenity access, the gap narrows. You're paying for convenience, professional management, and genuine lock-and-leave capability.
Limited Remaining Inventory
With roughly 28 of 40 units sold by early 2025, Sur Le Lac is approaching sellout. No additional phases are planned. If this product appeals to you, waiting 6–12 months may eliminate options entirely.
Condo Association Governance
You're subject to HOA rules on exterior modifications, rental restrictions, pet policies (2 pets max, $500 deposit), and community standards. Review the HOA declaration and bylaws before purchase — condo ownership requires comfort with shared governance.
Tax Considerations
Consult your tax advisor, but condo HOA fees covering building insurance and maintenance may have different deductibility rules than single-family home ownership. Don't assume a 1:1 comparison.
Everything Else You'd Want to Know
School District — Plano ISD
Sur Le Lac falls entirely within Plano ISD boundaries:
Barksdale Elementary (K–5) — Strong parent involvement and established programs.
Renner Middle School (6–8) — Comprehensive academics, athletics, and fine arts.
Shepton High School (9–10) — Freshman/sophomore campus, part of Plano ISD's split high school model.
Plano West Senior High School (11–12) — Large comprehensive high school with extensive AP offerings, competitive athletics, robust arts programs.
Plano ISD consistently ranks among Texas's top school districts. Most Sur Le Lac residents are empty-nesters or professionals without school-age children, but PISD assignment adds resale value and appeals to multi-generational buyers or those considering long-term holding.
Detailed Commute & Proximity
Legacy West Corporate Campus — 1 mile (5–8 min drive, theoretically walkable)
Toyota North America HQ · Liberty Mutual Regional HQ · JPMorgan Chase · FedEx Office HQ.
Granite Park — 2 miles (7 min)
State Farm Regional HQ · Raytheon · multiple corporate campuses and restaurants. Access via Sam Rayburn Tollway.
The Star & Hall Park (Frisco) — 5 miles (10–12 min)
Dallas Cowboys HQ & practice facility · mixed-use development with retail, dining, entertainment.
Airports & Downtown
DFW Airport: 15 miles, 20–25 minutes off-peak (30–35 in rush hour). Downtown Dallas: 20 miles, 25–35 minutes traffic-dependent.
Major Tollways
Dallas North Tollway: 2 minutes east via Spring Creek Parkway. Sam Rayburn Tollway (121): 1 minute north via Corporate & Legacy Drive.
Grocery & Daily Needs
Kroger Marketplace (6 min, Dallas Pkwy) · Whole Foods Market (14 min, Preston Road) · Target (8 min, Legacy/Shops at Legacy) · CVS/Walgreens (within 5 min).
Recreation
Arbor Hills Nature Preserve (5 min, 200+ acres) · Oak Point Park & Nature Preserve (24 min, 800+ acres) · Stonebriar Country Club (<10 min) · Lake Lewisville (20 min).
HOA Fees & Community Rules
Monthly HOA Fee: $1,691 (~$20,300 annually)
This is significantly higher than typical Plano neighborhoods ($100–200/mo) and even higher than Normandy Estates single-family homes ($575/mo). What you're paying for:
What's Included
Building exterior maintenance (all structural repairs, painting, roof, siding, windows) · common area landscaping · amenity operations (pool, spa, fitness, clubhouse, putting green) · underground parking maintenance · private lake maintenance · walking trail maintenance · 24/7 security infrastructure · professional HOA management · master insurance (building structure — owner provides HO-6 interior policy) · reserve funding for long-term capital improvements.
What's NOT Included
Interior unit maintenance and repairs · individual utilities · personal property insurance · interior modifications.
Rules & Restrictions
Architectural Control. All exterior modifications require HOA approval (even unit entry doors, balconies). Interior modifications are owner's discretion but cannot affect building structure. Preserves uniform French-inspired aesthetic.
Parking & Vehicles. Two deeded underground spaces per unit (assigned, not guest). Guest parking in designated surface areas. No RVs, boats, or commercial vehicles stored on property. No overnight street parking.
Rental Restrictions. Check current HOA bylaws — short-term rental policies are likely prohibited or restricted. Long-term leasing typically permitted with HOA approval and tenant screening.
HOA vs. Single-Family Cost Comparison
Sur Le Lac HOA: $1,691/month — covers everything exterior, amenities, security, professional management.
Comparable single-family home costs: landscaping service $300–500/mo · pool service $150–200/mo · home exterior maintenance reserve $200–400/mo · security monitoring $50–100/mo. Estimated total: $700–1,200/month — but you're managing vendors yourself. The HOA premium buys convenience, professional oversight, and genuine lock-and-leave capability.
Future Outlook & Development
Sur Le Lac Status
Fully built out. The Sur Le Lac project completed in 2024 with three buildings (A, B, C) totaling 40 units. No additional phases or construction planned within the Sur Le Lac footprint. Community character and density are locked in.
Current inventory. Approximately 12 remaining unsold units as of early 2025 (28 of 40 sold). Once these sell, future availability depends entirely on resale activity — which has been minimal so far (only 2 resales in MLS since 2023).
Normandy Estates Context
Sur Le Lac exists within the Normandy Estates master plan, which is also fully built out (139 single-family homes completed 2009–2021). The broader community is established and stable with no additional expansion possible within the 75-acre footprint.
Surrounding Area Development
Legacy West expansion. Ongoing commercial development continues adding corporate tenants, restaurants, retail, and entertainment within the half-mile radius.
Granite Park growth. Rapid mixed-use expansion 2 miles east continues attracting corporate relocations and commercial services. Strengthens the employment corridor that makes Sur Le Lac's location valuable.
Grandscape expansion. Developers retain undeveloped land at Spring Creek Parkway intersection, likely future mixed-use retail.
Nearby Residential Development: Bluff Hollow
Bluff Hollow, an 18-home luxury community, is under development immediately adjacent to Normandy Estates. Custom homes priced from $1.8M+. Distinctions: non-gated (no guard-staffed security), no established amenities (no pool, clubhouse, trails beyond public access), smaller community footprint, current-build timeline. For buyers comparing options: Bluff Hollow offers new construction at similar price points but without Sur Le Lac's gated security, comprehensive amenities, or maintenance-free lifestyle.
Long-Term Outlook
Limited supply dynamics. With Sur Le Lac fully built and no competing new-construction luxury condos in West Plano's pipeline, scarcity should support values. The product is genuinely unique in Plano's current market.
Demographic trends. Empty-nester downsizing and lock-and-leave lifestyle preferences are secular trends favoring low-maintenance luxury condos over large single-family estates. Sur Le Lac is positioned for this shift.
Risk factors. High HOA fees ($20K+/year) limit buyer pool. Condo market is historically more volatile than single-family in downturns. Building maintenance costs may increase faster than inflation, forcing HOA fee increases.
Let's Talk About Sur Le Lac
Sur Le Lac represents a specific solution for a narrow buyer profile: new construction, comprehensive maintenance, lakeside setting, and minutes from Legacy West. The $1,691/month HOA fee and condo governance aren't for everyone, but if you're relocating to a Legacy West corporate campus, downsizing from a large estate, or frequently traveling for business, this model may eliminate more problems than it creates.
I'm watching Sur Le Lac closely because remaining inventory is limited and resale activity has been minimal — most early buyers appear satisfied with the product.