Kings Creek South (Miami): what the official records say

Kings Creek South is the condominium at 7735 SW 86th St, with its own parent folio (30-4034-031-0001) and 600 units per the DBPR. It is not Village of Kings Creek (the Camino Real complex) or Kings Creek West: they are different projects, with different records, and what is on record for one does not apply to the others.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), the DBPR SIRS database and HUD's condominium list, read on October 23, 2026. This page covers only this condominium.

These figures come only from public records, not from listings or the MLS. The Property Appraiser sales by subdivision were listed, with unit-by-unit edge checks, between October 22, 2024 and October 22, 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 are the sales the Property Appraiser leaves out for their reason (corrective deeds and QCDs, transfers of a life-estate interest, trustees and bankruptcy, and the others declared below) and the deeds it could not process (they are declared and never counted). It is also declared that there was no deed-by-deed cross-check with the Clerk: its property/condo search returned "no results" for 7735 and 7727 SW 86 ST despite the book and page (OR) references the Property Appraiser records, with the portal's security verification in between.

The sales package publishes the full price list of the 33 qualified sales, without tying each price to a date and a unit: that is why there is no one-by-one table of sales here (no dates or units are made up) and instead the distribution of those 33 prices by band is published, computed from the full list.

The full price series, in the order the package lists it: $259,000 · $267,000 · $235,000 · $285,000 · $299,500 · $305,000 · $220,000 · $245,000 · $250,000 · $250,000 · $246,500 · $290,000 · $325,000 · $250,000 · $247,500 · $305,000 · $230,000 · $277,500 · $250,000 · $250,000 · $370,000 · $278,000 · $309,000 · $225,000 · $250,000 · $298,000 · $215,000 · $220,000 · $235,000 · $193,000 · $282,500 · $200,000 · $309,000. Package reconciliation: 89 rows in the window = 33 qualified + 54 excluded + 2 unprocessed.

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: submissions appear on both DBPR lists, 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).
• If you plan to use an FHA loan: the project shows as withdrawn (Withdrawn) on HUD's list, with its approval expired in April 2025; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.
• That the unit belongs to this condominium: Village of Kings Creek (Camino Real) and Kings Creek West are different projects from Kings Creek South, with different folios and different records. Confirm that your unit's folio hangs from parent folio 30-4034-031-0001.

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 30-4034-031-0001 and the sales by subdivision with unit-by-unit edge checks.
• HUD, Condominium Lookup: project "KINGS CREEK SOUTH CONDOMINIUM", ID A001189 001.
• DBPR, SIRS database: both lists; it appears on both.
• FEMA Map Service Center: FIRMette for the point 7735 SW 86th St, panel 12086C0454L.
• Miami-Dade Clerk, property/condo search: no results for 7735 and 7727 SW 86 ST; there was no deed-by-deed cross-check, and that is declared.