Polynesian Gardens (Plantation): what the official records say

Polynesian Gardens is a complex of low-rise 1970s buildings in Plantation that Broward's record splits into five codes. This page covers the whole complex and declares two precisions of the record: its status on HUD's FHA list carries a note from HUD itself, and its flood zone is read at one point, with the surrounding area in other zones, as declared in its section.

This data comes from the BCPA (the Broward County Property Appraiser, the county office that keeps the record of every property), the DBPR SIRS database, HUD's condominium list and FEMA's Map Service Center, read on October 23, 2026. The complex is treated as a single perimeter: the five BCPA codes add up exactly to the DBPR unit count.

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). The sales of the five prefixes were read and only sales with code Q and a positive price, recorded between October 22, 2024 and October 22, 2026 (24 months), were counted. Rows with codes D and E are excluded by category and declared below; no row with code T appeared in the sales lists of these prefixes. Each sale also carries its CIN, the Broward Clerk's instrument number.

Package notes: the table shows the last five qualified sales the package documents one by one, with their CIN; the unit number carries its building's code because that is how the BCPA records it. The Clerk reconciliation was done through the Recorder's official records linked by CIN (the Clerk's API did not respond): the CINs sampled — one qualified sale, one qualified trustee sale of $165,000, the E row and one certified D — match the BCPA on parcel, legal description and consideration, and all are deeds (Doc Type D). The Recorder's dates differ from the BCPA sale dates by date basis.

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 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: the project shows as rejected (Rejected, single-unit approval) on HUD's list, with HUD's own note on leasing restrictions; 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 five codes of the complex have different years (1973 to 1977) and the flood zone varies within the complex; confirm by the building code which documents and which zone apply to the unit.

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. In this complex they matter twice over: HUD's record notes leasing restrictions as the ground for FHA ineligibility.
• 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 of the five prefixes of the complex (504103 series: BC, BD, BH, BJ and CC) and unit records.
• HUD, Condominium Lookup: project "POLYNESIAN GARDENS", ID A011945 001, with HUD's own eligibility note.
• DBPR, SIRS database: row on the July 2025 and after list, identity confirmed.
• Broward Clerk (Recorder): CIN-based check of sampled deeds, matching the BCPA on parcel, legal description and consideration.
• FEMA, Map Service Center: FIRMette for the point 400 NW 68th Ave, panel 12011C0363J.