Jade Winds (North Miami Beach): what the official records say

Jade Winds is not a single tower with a single folio: it is a complex of five condominium subdivisions (the "gardens") on NE 191st St, and this page covers the whole complex as the package verified it. Its identity carries a declared difference: the package header places it in Miami, FL 33162, and the complex appears at the Property Appraiser and at HUD under ZIP 33179. This page declares both forms and does not pick a city on its own.

The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and the DBPR condominium registry, read on October 23, 2026. There is no single parent folio for towers: the common parcel at 1720 NE 191 ST is folio 30-2205-000-0241 and the units hang from five condominium subdivisions, each with its own reference folio.

These figures come only from public records, not from listings or the MLS. The package listed at the Miami-Dade Clerk the deeds for the complex's ten addresses (type ANY PROPERTY TRANSFER) between October 23, 2024 and October 23, 2026 (24 months) and checked each deed at the Property Appraiser. Price and qualification come only from the Property Appraiser: only a sale with a positive price and the "Qual by exam of deed" or "Sales which are qualified" rating counts. Excluded: the transfers the Property Appraiser excludes by its reason and the deeds it has not processed yet (they are declared and never counted). An earlier listing by the single address 1720 was withdrawn as a partial subset: that address alone returns zero deeds.

Declared reconciliation of the package: the Clerk universe is 155 transfer deeds at the nine addresses (plus 3 partial releases at 1720, which are not sales); the Property Appraiser universe is 154 sale entries = 65 qualified + 87 excluded by reason + 2 unprocessed due to deed errors, plus 19 Clerk deeds with no sale entry yet at the Property Appraiser. In total there are 21 unprocessed, which are listed and never counted. The 87 excluded by Property Appraiser reason are: 55 corrective, QCD or minimum-consideration (including all $0/$100), 13 life-estate interest transfers, 8 federal, state or local government agency, 4 executors, trustees, guardians or bankruptcy, 4 partial interest, 2 atypical exposure or motivation and 1 affiliated parties. No counted deed covered more than one unit and there are no accessory sales among the qualified ones. The count of 65 rests on Property Appraiser entries verified one by one, not on the Clerk aggregate. The Clerk's stated coverage reached October 19, 2026; it returned instruments from October 20 to 22, but one recorded between October 20 and 23 and not yet indexed would not appear: residual risk declared.

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 status: the jurisdiction's notice, the report filed and the letter with which it was closed, if they exist. The guide on 40-year building recertification explains each step.
• The state structural inspection report (milestone) and the SIRS with its reserve plan. A submission of the study appears in DBPR list B; ask for the full 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: HUD's only record is a single-unit approval rejected in 2020 (A011214 001); ask your lender what options remain for your unit. 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: common parcel 30-2205-000-0241, the five garden reference folios and deed-by-deed verification of the sales in the window.
• Miami-Dade Clerk, Official Records: listing by the complex's ten addresses; the database reached October 19, 2026.
• HUD, Condominium Lookup: record A011214 001 under ZIP 33179 and a search under ZIP 33162, with no records.
• DBPR, SIRS database: both lists; two submissions in list B.
• FEMA, Map Service Center: FIRM panel 12086C0133L, FIRMette exported on October 23, 2026.