Kendall Acres West (Miami): what the official records say

Kendall Acres West is a two-building condominium built in phases on SW 107th Ave, in Kendall: the East building (8401) and the West building (8415), under a single parent folio (30-4032-019-0001). This page covers the whole subdivision, as the Property Appraiser lists it. The unit count does not reconcile between the Property Appraiser and the DBPR, and that 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 Property Appraiser was reviewed by subdivision: the pre-screen returned 57 candidates at month precision, and the 15 qualified sales were verified one by one in each unit's folio, with their exact date and their OR (the deed's book and page). 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. Excluded: corrective deeds and QCDs, life estates, affiliated-party sales and atypical-exposure sales, and the deed the Property Appraiser could not process (it is declared and never counted). Two October 2024 sales with exact dates before the window (unit 130W, Oct 8, 2024, $277,000; unit 204E, Oct 18, 2024, $210,000, both rated qualified by the Property Appraiser) were verified and left out, not counted.

Latest sales, with the Property Appraiser's exact sale date (each one was verified in its unit's folio):

Package reconciliation: 55 listed rows = 15 qualified + 39 excluded + 1 unprocessed. Verification of these deeds in the Miami-Dade Clerk's index is declared as not achieved: across two sessions a sample of 5 deeds was searched by its OR (book and page) and all 5 returned "No results found", without the portal blocking the searches. The sales rest on the unit-by-unit verification at the Property Appraiser, and that is 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 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 on the DBPR list from July 2025 onward, 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 expired (Expired) on HUD's list, with the approval lapsed in 2011; 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 subdivision has two buildings in phases (East, 8401, from 1974; West, 8415, from 1981/1983) and units are identified with the letter E or W. Confirm that your unit's folio starts with 30-4032-019 and that the documents you receive are for your building.

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 30-4032-019-0001, sales list by subdivision and unit folios verified one by one (exact date and OR of each qualified sale).
• HUD, Condominium Lookup: project "KENDALL ACRES WEST", ID A000772 001.
• DBPR, SIRS database: both lists; it appears only on the July 2025 onward list.
• FEMA Map Service Center: FIRMette for the point 8401 SW 107th Ave, panel 12086C0453L.
• Miami-Dade Clerk, Official Records: deed verification declared not achieved — a sample of 5 ORs across two sessions, 0 located, with no portal block.