Why it matters
This page covers only Biltmore Parc Condo, the condominium at 718 Valencia Ave in Coral Gables. Its sales come from the recorded sales the Miami-Dade Property Appraiser keeps by subdivision. Two facts set it apart: it sits in FEMA Zone X, outside the 1% annual chance flood zone, and its reserve study (SIRS) does appear in the DBPR public database, with a name discrepancy this page publishes as it stands.
Building data
In the records read, the building appears as its own condominium with a parent folio. The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), read on November 5, 2026.
| Item | What the record shows | Source and date |
|---|---|---|
| Condominium name | "BILTMORE PARC CONDO" | Miami-Dade Property Appraiser, November 5, 2026 |
| Address | 718 Valencia Ave, Coral Gables, FL 33134 | Miami-Dade Property Appraiser, November 5, 2026 |
| Jurisdiction | City of Coral Gables, Miami-Dade County | Miami-Dade Property Appraiser, November 5, 2026 |
| Parent folio | 03-4117-079-0001 (a reference folio; unit folios run from 03-4117-079-0010 to 03-4117-079-0320, in steps of ten) | Miami-Dade Property Appraiser, November 5, 2026 |
| Year built | 2017 ("Year Built" field of the Property Appraiser, with no disagreement in the records sampled) | Miami-Dade Property Appraiser, November 5, 2026 |
| Units | 32 units: floors 2 to 5, with 8 units per floor (201–208, 301–308, 401–408 and 501–508). The search by the subdivision returns 33 folios: the reference folio and these 32 | Miami-Dade Property Appraiser, November 5, 2026 |
| Association | "BILTMORE PARC CONDOMINIUM", according to the DBPR public SIRS list of forms submitted prior to July 2025 (ID 240582). The list of forms submitted from July 2025 onward shows a different association name for the same project; the SIRS row of this page carries both versions | DBPR, SIRS database, November 5, 2026 |
The market in the public record
These figures come only from public records, not from listings or the MLS. The listing is built from the sales the Miami-Dade Property Appraiser records for the subdivision "BILTMORE PARC CONDO", between November 5, 2024 and November 5, 2026 (24 months), cross-checked against each unit's sales history. Only sales the Property Appraiser itself qualifies by examination of the deed ("Qual by exam of deed": an arm's-length market sale with a real price) count. There are 6 qualified sales in the window. The $100 corrective transfer of August 2024 does not enter (outside the window and not qualified).
| Item | Value | Source and date |
|---|---|---|
| Qualified sales (24 months) | 6 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Recorded median price | $1,831,250 (with n=6) | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Price range | $1,250,000 – $2,815,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Annual turnover | 9.38% per year (6 sales across 32 units over 24 months: 6 ÷ 32 ÷ 2) | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| Date | Unit | Price | Source and date |
|---|---|---|---|
| November 18, 2024 | 306 | $2,000,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| April 30, 2025 | 408 | $1,662,500 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| July 2, 2025 | 505 | $2,815,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| February 4, 2026 | 204 | $2,700,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| March 20, 2026 | 207 | $1,400,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
| May 13, 2026 | 206 | $1,250,000 | Miami-Dade Property Appraiser (recorded subdivision sales), package of November 5, 2026 |
By year: 1 in the remainder of 2024 (from November 5), 2 in 2025 and 3 in 2026 up to the read date. By band: 2 sales under $1,500,000, 1 between $1,500,000 and $1,999,999, 1 between $2,000,000 and $2,499,999 and 2 at $2,500,000 or more.
What the records show today
"Pending official confirmation" means that no public record showing it was read. It does not mean the fact exists or that it does not.
| Topic | What the record shows | Source and date |
|---|---|---|
| Recertification (the age-based building inspection the county requires) | Pending official confirmation: no official document with this building's status was located. Given its year (2017), the building enters the age-based inspection regime later than the buildings of the seventies and eighties; that states no status. | No public record read, November 5, 2026 |
| State structural inspection (milestone inspection) | Pending official confirmation: no published report of this building was read. | No public record read, November 5, 2026 |
| Reserve study (SIRS) | It appears in both public SIRS form lists of the DBPR (the Florida agency that oversees condominiums). In the list of forms submitted prior to July 2025: project "BILTMORE PARC, A CONDO", association "BILTMORE PARC CONDOMINIUM", ID 240582. In the list of forms submitted from July 2025 onward: the same project, but the association is shown as "GROVE ENCLAVE CONDO ASSN INC". The two names do not match and this page does not choose between them: it publishes both versions. The database publishes no dates or amounts, and shows only complete submissions. | DBPR, SIRS database, November 5, 2026 |
| FHA loan (HUD condominium list) | No record: the search by the condominium's official name in the HUD list returned no record. The check was repeated by the building ZIP code (22 records) and by the partial name "Biltmore" across the whole state: the only project with that name in this ZIP code is Biltmore II, a different condominium (600 Biltmore Way, with its approval expired in 2012), which is not this building. Biltmore Parc is not shown as approved, or in any other status, as of the read date. | HUD, Condominium Lookup, November 5, 2026 |
| Flood zone (FEMA) | Zone X at the building point: the area of minimal flood hazard, outside the 1% annual chance zone, with no base flood elevation. Panel 12086C0457L (effective September 11, 2009). The same map view shows AH and AE zones with elevation 10 on neighboring panels, to the north and southwest: they do not apply to this address and their elevation must not be attributed to this building. FEMA states its map pin is approximate. | FEMA, MSC and FIRMette, FIRM panel 12086C0457L, November 5, 2026 |
| Special assessments (extra charges the association splits among the owners) | Pending official confirmation: no minutes or association document setting a special assessment for this building was read. The current amount of a special assessment is not a public record. | No public record read, November 5, 2026 |
| Court proceedings | Pending official confirmation: in the sources read for this page, no public record of court proceedings for this building was read. | No public record read, November 5, 2026 |
What to ask before you offer
What the public records do not show is held by the building's association. Ask for it in writing and keep the answers:
- The complete reserve study (SIRS), and the association's legal name. The study is on file in the DBPR database, but the two lists name it under two different associations. Ask for the study, the current reserve level, and written confirmation from the association of its legal name and which of the two filings is theirs.
- The status of the state structural inspection (milestone) and the county recertification: the notice, the filed report and the closing letter, if they exist.
- Special assessments approved or under discussion: 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 to the condo special assessment explains it.
- If you plan to use an FHA loan: the project does not appear on the HUD list (and do not confuse it with Biltmore II, a different building). Ask your lender about single-unit approval and the loan's other routes. The guide to the condo with an FHA loan explains how the list is read.
What is NOT public (but you must verify):
- The exact HOA fee of the unit: it varies by unit (split by square feet and interest percentage); no listing or public record sets it for your unit.
- The current amount of a special assessment: the amount and payment terms 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: internal association 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 comparing a condo with a house, see house or condo in Miami.
Correction notice and sources
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 November 5, 2026:
- Miami-Dade Property Appraiser: unit records of the subdivision "BILTMORE PARC CONDO", its comparable sales tool and each unit's sales history (prices and qualifications).
- HUD, Condominium Lookup: search by the official name, by ZIP code and by partial name across the state, with no record of this project.
- DBPR, SIRS database: the project appears on both public lists of submitted SIRS forms, under two different association names, published as shown.
- FEMA, MSC: FIRMette for the building point, FIRM panel 12086C0457L (Zone X).
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