Americana Village (Miami): what the official records say

Americana Village is a condominium at a single address — 19800 SW 180th Ave, in southern Miami-Dade — on a subdivision the Property Appraiser names "AMERICAN VILLAGE". This page covers the whole condominium from the Property Appraiser's sales list by subdivision. The unit count does not reconcile among the three official sources read, and that open difference is declared: that is why no turnover is published.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), the DBPR registry and HUD's condominium list, read on October 23, 2026.

These figures come only from public records, not from listings or the MLS. The condominium was listed in full from the Property Appraiser's sales list by subdivision (a search for "AMERICANA VILLAGE" returns no results at the Property Appraiser: the subdivision is called AMERICAN VILLAGE, with 528 matches = the parent folio and 527 unit folios). Window: October 23, 2024 to October 23, 2026 (24 months). Price and rating come only from the Property Appraiser: a sale counts with a positive price and a "Qual by exam of deed" rating. Dates carry the exact day where the folio detail was opened and month precision where the row comes only from the comparable sales list: that is declared, and no day was invented. Excluded: corrective deeds and QCDs, life-estate interest transfers, the sale to government and the atypical-exposure sale. Five October 2024 sales before the start of the window were verified and left out, not counted.

Latest sales, with the Property Appraiser's sale date (exact day where the folio detail was opened; month where the row comes only from its list by subdivision):

Package reconciliation: 85 listed rows = 36 qualified + 49 excluded. Unit 81 in the table is a folio that covers units 81 and 82. Verification of these deeds at the Miami-Dade Clerk was produced later, on October 25, 2026, with a registered session: a full enumeration by address (19800 SW 180 Ave, DEED instruments only, in the same window; the portal's database states records through October 20, 2026) with 60 deeds, cross-checked against the Property Appraiser's 85 rows. 54 deeds match a row — among them all 36 qualified sales, each with its deed located — and 6 have no row on the list (unit 579, on November 14, 2024, Book 34493 / Page 4599; the second deed for units 121 and 122, on January 24, 2025, Book 34588 / Page 2362; and units 187, 367 twice and 379, recorded on September 2 and October 7, 2026, after the last sales month on the Property Appraiser's list, July 2026): they are declared as recorded deeds with no match on that list and are not added to the count or the median. The remaining 31 Property Appraiser rows, all excluded, have no deed in the enumeration, which only returned DEED instruments; among them are the 2 that office could not process (244 and 491) and row 257, whose Book/Page cited by the Property Appraiser itself (35351-3359) was not returned by the address enumeration — a declared discrepancy. The figures rest on the Property Appraiser: no Clerk deed is added to the count or the median. The Property Appraiser shows no sales from August to October 2026: the last month with sales is July 2026.

One row per topic. "Pending official confirmation" means no public record showing it was read. It does not mean the fact exists or that it does not exist.

What the public records do not show is held by the association. Ask for it in writing and keep the answers:

• The recertification and state structural inspection (milestone) status: the reports filed and the closing letters, if they exist. The guide on 40-year building recertification explains each step.
• The SIRS with its reserve plan: the DBPR lists were not reviewed for this condominium in the records read, so ask the association directly for the study, whether it was submitted, and the current reserve level.
• Approved or pending special assessments: the minutes of the last two years and the unit's account statement letter (the "estoppel": what the unit owes the association and the charges in force). The guide on the extra condo charge explains it.
• Major work: what it includes, on what dates, under what permits, who pays for it and how (a charge to owners, a loan or reserves).
• If you plan to use an FHA loan: the project shows as withdrawn (Withdrawn) on HUD's list, with the expiration lapsed in 2023; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.
• Your unit's exact folio: some folios cover two units (the one for unit 300 also covers 301). Confirm that your unit's folio starts with 30-6801-001 and which units it covers, and that the documents you receive are for that unit.

What is NOT public (but you should verify):

• The unit's exact HOA dues: they vary by unit (they are split by square footage and ownership interest); no listing or public record sets them for your unit.
• The current special assessment amount: the amount and payment method exist only in the association's documents; a figure seen in the press or in listings is not the document.
• The current rental, Airbnb and pet rules: they live in the association's documents, not in the public record; ask for them in writing.
• The association's budget and reserve level: the association's internal documents, for owners only.
• The building's status on lenders' confidential lists: none of those lists is public; your lender confirms it.

If you are still weighing a condo against a house, see house or condo in Miami.

If any item on this page is incorrect or out of date, write to hola@umbralio.com (Umbralio, through One Stop Realty Center Inc, a licensed Florida broker) with the official document. We reply within 2 business days. If there is an error, we correct it on this same page within 10 days at most, with a note saying what it said, what it says now and on what date it changed.

Sources read on October 23, 2026:

• Miami-Dade Property Appraiser, property search: parent folio 30-6801-001-0001 and the full sales listing for the AMERICAN VILLAGE subdivision (85 rows).
• HUD, Condominium Lookup: project "AMERICANA VILLAGE", ID A011306 001 (recorded composition: 525 units).
• FEMA Map Service Center: NFHL viewer on the parcel, panel 12086C0580L, with AE (EL 9) and AH (EL 9) labels.
• Miami-Dade Clerk, Official Records: full deed enumeration by address produced on October 25, 2026 with a registered session (60 DEED deeds; the portal's database states records through October 20, 2026), cross-checked against the Property Appraiser's rows without changing any figure, declared.
• DBPR: the 601-unit count is the queue registry figure cited by the package; the DBPR SIRS lists were not reviewed for this condominium in this pass, declared.