Palm Bay Condominium (770 NE 69th St, Miami): what the official records say

Three buildings on the same street have "Palm Bay" in the name. This page covers only Palm Bay Condominium, the one at 770 NE 69th St (folio 01-3218-045-0001, 74 units): it is not Palm Bay Yacht Club at 780, which is a different condominium with its own page.

This data comes from county records and the Florida condominium database (DBPR). Identity was read in the October 21, 2026 baseline, sales on October 23, 2026, and the flood zone on October 23, 2026.

The sales in this section are the ones recorded at the Miami-Dade Property Appraiser between October 22, 2024 and October 22, 2026 (24 months). They were taken from the Appraiser's sales list for the subdivision (folio 01-3218-045) for the years 2024 through 2026; price and qualification come only from the Appraiser ("Qual by exam of deed"), and each of the 8 counted sales was verified individually at the Clerk (file number, deed type and recording date). Corrective or quitclaim (QCD) deeds with minimum consideration and life-estate interest transfers stay out, though they are enumerated below. The deed the Appraiser could not process is declared and never counted. There are no MLS figures: the MLS is private and does not belong on this page.

Package notes: the reconciliation is exact — the Appraiser's 20 entries for 2024 through 2026 are the 8 counted, the 3 qualified sales before the window, the 7 corrective or QCD deeds, the life-estate transfer and the unprocessed deed. One declared exception: the date the Appraiser shows for unit 8I (October 18, 2024) is 4 days before the window opens, but its recording at the Clerk (November 1, 2024) falls inside the window, and it counts by that recording; its seller was a living trust and the Appraiser qualified the sale. There are no multi-unit sales in a single deed and no accessory sales (parking or storage) under folio 045. Method caveat, declared in the package: the Clerk's aggregate results page never loaded, so the reconciliation rests on the Appraiser's subdivision list plus the deed-by-deed Clerk verification of the 8 counted sales, not on a Clerk count of candidates. The Clerk's database reaches October 19, 2026, and the Appraiser shows no sale after June 29, 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 building's association. Ask for it in writing and keep the answers:

• The recertification status: the city's notice, the report filed and the letter with which the city closed it, if they exist. And the state structural inspection (milestone) report. The guide on 40-year building recertification explains each step.
• The full SIRS and its reserve plan. The DBPR list only confirms the study was submitted (on the list from July 2025 onward); the association holds its contents.
• The document setting the special assessment in force: amount, the unit's balance and the payment schedule. If the association took out a loan for the work, ask who pays it and how. The guide on the extra condo charge explains what to ask for.
• 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).
• That the unit belongs to this building: the deed and the unit's folio must begin 01-3218-045. Palm Bay Yacht Club at 780 NE 69th St carries a different folio (01-3218-062) and is a different building.
• 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).
• If you plan to use an FHA loan: the building does not appear on HUD's list; ask your lender about the list and 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 must verify): the unit's exact dues (they vary by unit), the current amount of a special assessment, the current rental, Airbnb or pet rules (they live in the association's documents, not in the public record), the association's internal budgets and reserves, and the building's status on lenders' confidential lists.

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 21, 22 and 23, 2026:

• Miami-Dade Property Appraiser, property search: folio 01-3218-045-0001 and the sales list for the subdivision, years 2024 through 2026.
• Miami-Dade Clerk, official records: deed-by-deed verification of the 8 counted sales (declared coverage through October 19, 2026).
• DBPR, SIRS database: both lists.
• HUD, Condominium Lookup: searches by the name and by ZIP code 33138.
• FEMA, Map Service Center: panel 12086C0308L, FIRMette for the point 770 NE 69 St.
• DBPR, condominium registry (extract of October 22, 2026): 74 units and registered association.