Pine Island Ridge G (Davie): what the official records say

Pine Island Ridge G is Phase G of Pine Island Ridge, in Davie: the Poinciana buildings 1 to 8, #9, #10, #11, #12, #12A and #14 on Poinciana Dr. Pine Island Ridge has other phases and other condominiums with their own records, which are outside this page; only Phase G is covered here, with its 14 subdivisions in Broward County's record. Two declarations from the package travel with the figures: the total count of nominal transfers was enumerated for only one subdivision (the sales reconciliation is partial, declared) and the DBPR unit count comes from the production queue, not re-verified in the pass.

This data comes from the BCPA (the Broward County Property Appraiser, the county office that keeps the record of every property), HUD's condominium list and the DBPR databases, read on October 23, 2026. The phase is 14 low-rise buildings with addresses along the same street: that is why this page carries no single sale address.

These figures come only from public records, not from listings or the MLS. The BCPA publishes, for each folio, a sales history with its own rating code (Q = qualified, arm's-length · D = disqualified by the Appraiser · T = title change or nominal · E = unclassified). Sales under the 14 prefixes of the 504117 series were counted over the exact window, from October 22, 2024 to October 22, 2026 (24 months), rated only by the BCPA code; each row carries its Broward Clerk instrument (CIN or Book/Page). Only sales with code Q and a positive price count.

The table above shows the latest five qualified sales the pass itemized with date, building and price. The full list of the 62 qualified prices, in ascending order: $135,000 · $135,000 · $140,000 · $140,000 · $145,000 · $145,000 · $150,000 · $150,000 · $155,000 · $160,000 · $160,000 · $165,000 · $169,000 · $169,900 · $170,000 · $170,000 · $170,000 · $170,000 · $172,000 · $175,000 · $178,000 · $179,000 · $180,000 · $180,000 · $180,000 · $180,000 · $185,000 · $185,000 · $187,500 · $190,000 · $192,000 · $192,500 · $193,000 · $195,000 · $195,000 · $195,000 · $195,000 · $200,000 · $200,000 · $205,000 · $205,000 · $205,000 · $210,000 · $215,000 · $217,000 · $220,000 · $220,000 · $225,000 · $230,000 · $231,000 · $232,500 · $235,000 · $240,000 · $250,000 · $250,000 · $265,000 · $270,000 · $275,000 · $275,000 · $280,000 · $298,000 · $300,000.

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 of your unit's building: 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 at the DBPR, 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: Phase G does not appear as an approved project on HUD's list (the records under that name belong to other phases); 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 phase and building: Pine Island Ridge has several phases and separate condominiums; confirm your unit belongs to Phase G and which of the 14 Poinciana buildings it is in.

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:

• BCPA, Broward County Property Appraiser: sales and records of the 14 subdivisions of the 504117 series (AC, AD, AG, AH, AJ, AK, AM, BA, BB, BD, BC, BG, BH and BJ).
• HUD, Condominium Lookup: "Pine Island Ridge" searches (the records returned belong to other projects or phases).
• DBPR, SIRS database: list of submissions from July 2025 onward.
• FEMA, Map Service Center: FIRMette for the point looked up as 9400 Pine Ridge Dr, panel 12011C0535J.