Cypress Bend VII (Pompano Beach): what the official records say

Cypress Bend has several phases and this page covers just one: Phase VII, five buildings on Cypress Bend Dr identified in Broward's record under five codes of their own. The other phases of the complex are not included, and the flood zone is verified only at one point on the northern edge, as declared in its section.

This data comes from the BCPA (the Broward County Property Appraiser, the county office that keeps the record of every property), the DBPR SIRS database, HUD's condominium list and FEMA's Map Service Center, read on October 23, 2026. The perimeter is Phase VII only: the five buildings share the phase name but have their own codes and years in the record.

These figures come only from public records, not from listings or the MLS. The BCPA publishes, for each folio, a sales history with its own rating code (Q = qualified, arm's-length · D = disqualified by the Appraiser · T = title change or nominal · E = unclassified). The full listings of the five prefixes were downloaded and only sales with code Q and a positive price, recorded between October 22, 2024 and October 22, 2026 (24 months), were counted. Rows with codes T, D and E are excluded by category and declared below. Each sale also carries its CIN, the Broward Clerk's instrument number.

Package notes: the table shows the last five qualified sales the package documents one by one, with their Broward Clerk CIN; operations the package does not itemize are not reconstructed. The Clerk cross-check counted 95 deeds by prefix (BG 19 · BH 25 · BJ 14 · BK 15 · BM 22) against the 92 BCPA records: the net difference of 3 is explained by the date basis (sale date vs recording date) and the document class (the BCPA includes title documents that are not deeds and the Clerk lists deeds, including life-estate ones). The Clerk was current through October 21, 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: a submission appears at the DBPR, but its contents are not public; ask for the study 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 rejected (Rejected, single-unit approval) on HUD's list; 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 building: the five buildings of the phase have different years (1989 to 1993) and the flood zone is verified only at the northern edge; confirm by the unit's address which documents and which zone determination apply to it.

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:

• BCPA, Broward County Property Appraiser: sales listings of the five Phase VII prefixes (494203 series: BG, BH, BJ, BK and BM) and building records.
• HUD, Condominium Lookup: project "CYPRESS BEND VII", ID A011426 001.
• DBPR, SIRS database: both lists; row on the prior-to-July-2025 list, ID 233809.
• Broward Clerk: deed count by prefix for the cross-check (95 deeds against 92 BCPA records), current through October 21, 2026.
• FEMA, Map Service Center: FIRMette for the point at the northern edge of the complex, panel 12011C0359J.