Decoplage (Miami Beach): what the official records say

Decoplage is a single condominium at 100 Lincoln Rd, with parent folio 02-3234-080-0001. The sales perimeter on this page is the residential one: the commercial units and the parent folio stay out. Two figures in the package do not reconcile across sources (614 residential folios at the Property Appraiser against 625 units at the DBPR) and are declared as they stand, without choosing one.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and the DBPR, read on October 23, 2026. The condominium's parent folio covers the 100 and 103 Lincoln Rd addresses; the building's postal address is 100 Lincoln Rd.

These figures come only from public records, not from listings or the MLS. The package was built from the Property Appraiser's sales list for the parent folio's subdivision (Comparable Sales for 2024, 2025 and 2026, read in full; the October 2024 edge sales were resolved with the exact date in each unit's history). 110 deeds fall in the window from October 23, 2024 to October 23, 2026 (24 months). Only a sale with a positive price and the Property Appraiser's own "Qual by exam of deed" rating counts. The deed verification at the Clerk was produced later, on October 25, 2026, with a registered session: a full enumeration by address (100 Lincoln Rd, DEED instruments only, in the same window; the portal's database states records through October 20, 2026) with 95 deeds, cross-checked against the Property Appraiser's 110 rows. 81 deeds match a Property Appraiser row (47 qualified, 32 excluded, and the 2 that office marks "unprocessed" — 1504 and 1143 — whose deeds are in fact recorded: Book 34688 / Page 2505, on April 2, 2025, and Book 35050 / Page 2504, on December 1, 2025) and 14 have no row on the list: 3 are consistent with the October 2024 sales the package left out of window (1410, 1016 and PH15), 7 were recorded between September and October 2026, after the last sales month on the Property Appraiser's list (819, 821, 618, 720, PH12, 715 and 717), and 4 remain unexplained in the sources read (402, 1503, 1538 and the second deed for 633, on May 13, 2026) — they are declared and are not added to any figure. 29 Property Appraiser rows have no deed in the enumeration: 25 are excluded rows whose instrument is not a DEED, and 4 are qualified — 1603 and 539, with no deed returned by the enumeration, and 633 and 1626, where a single DEED covers two of that office's rows in the same stretch and the exact assignment remains doubtful. No figure in this section depends on the Clerk: the count and the median come only from the Property Appraiser.

The dates in the table are the month of sale the Property Appraiser lists; the exact day is not on that list. The commercial units are not part of the residential series: there were no qualified accessory sales in the window (the commercial rows on the 2024 list are from September 2024, outside the window). These same 51 qualified sales and this same median already appeared in the previous package as a verified subset; once the universe was closed through the Property Appraiser route, it was confirmed that the subset already contained every qualified sale on the list.

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: two submissions appear at the DBPR, but their 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).
• Whether there is any "Unsafe Structures" case (the process a jurisdiction opens when a structure does not meet the building code). The guide on Unsafe Structures in Miami-Dade explains it.
• If you plan to use an FHA loan: the building does not appear 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.

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 02-3234-080-0001 and the subdivision sales list (Comparable Sales).
• Miami-Dade Clerk, Official Records: full deed enumeration by address produced on October 25, 2026 with a registered session (95 DEED deeds; the portal's database states records through October 20, 2026), cross-checked against the Property Appraiser's rows without changing any figure — it is declared.
• HUD, Condominium Lookup: search for "Decoplage", Miami Beach 33139.
• DBPR, SIRS database: both lists.
• FEMA official flood zone map (NFHL): panel 12086C0317L.