Promenade at Kendale Lakes (Miami): what the official records say

This condominium is identified at the Property Appraiser by its parent folio (30-4934-020-0001) and the subdivision name, not by a site address: the parent folio carries no address ("0") and the unit addresses are on N Kendall Dr, in Miami (33186). The address the complex appeared under in working lists (14200 SW 87th Ave) belongs to another point in the county and is not this building. This page covers the whole subdivision, with the sales of its 608 units per the DBPR.

The identity data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property) and the DBPR condominium registry, read on October 23, 2026. It is a single condominium organized as a subdivision: the parent folio is a reference folio and the numbered address lives on each unit's folio.

These figures come only from public records, not from listings or the MLS. The recorded sales of the subdivision between October 22, 2024 and October 22, 2026 (24 months) were listed, and only a sale the Property Appraiser qualified, with a positive price, counts. Excluded: transfers with no real price (corrective deeds, QCDs), transfers of a life-estate interest, atypical prices, fiduciary or bankruptcy sales and financial-institution sales, and deeds the Property Appraiser marked "Unable to process": they are declared and never counted. Price and qualification come only from the Property Appraiser. The package reconciliation is exact: 87 rows in the window = 30 qualified + 57 excluded.

Why there is no sale-by-sale table: this building's verified package does not tie a date or a unit to each qualified sale; it publishes the complete price list and the breakdown by year shown above. The complete series of the 30 prices, lowest to highest: $180,000 · $180,000 · $184,000 · $190,000 · $190,000 · $193,000 · $195,000 · $200,000 · $200,000 · $205,000 · $207,500 · $210,000 · $215,000 · $215,000 · $217,000 · $220,000 · $220,000 · $220,500 · $221,500 · $222,500 · $230,000 · $230,000 · $240,000 · $240,000 · $255,000 · $265,000 · $270,000 · $280,000 · $297,500 · $326,000. Package caveats: the Clerk's database reached October 19, 2026, and the Property Appraiser showed no September or October 2026 sales for this subdivision. The single edge case was resolved at the Clerk: unit 102D (sale of September 3, 2024, $230,000, qualified) was recorded on September 18, 2024, before the window, so it adds no sale through the recording route. October 2024 has no qualified sale (the only row that month is an excluded life estate).

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: no submission appears on the DBPR lists; ask for the study and the current reserve level, or have the association state in writing whether it has one.
• 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 does not appear on HUD's condominium list; ask your lender about single-unit approval. The guide on a condo with an FHA loan explains how to read the list.
• Your exact unit's flood zone: the FEMA reading was taken at one point of the complex (14311 N Kendall Dr) and portions to the north fall in another zone (AH); confirm your building's zone and elevation on the official map and with your insurer.

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: subdivision PROMENADE AT KENDALE LAKES CONDO, parent folio 30-4934-020-0001 and unit folios.
• Miami-Dade Clerk, Official Records: edge case of unit 102D (recorded September 18, 2024); the database reached October 19, 2026.
• HUD, Condominium Lookup: searches for "Promenade" with Miami, for "Kendale" in Florida and for the full name in Florida, with no results.
• DBPR, SIRS database: both lists.
• DBPR, condominium registry: 608 units.
• FEMA, Map Service Center: FIRMette for the point 14311 N Kendall Dr, panel 12086C0441L.