Why it matters
Versailles Gardens is a low-rise complex between Colony Circle N and Colony Circle S, in Tamarac, with its 600 folios under a single prefix in Broward County's record. This page covers the whole complex: the recorded sales over the last 24 months and what the BCPA, the Broward Clerk, HUD and the DBPR show for it, including the flood reading with its caveat: the complex's lakes are AE/AH zones and the built area around them is zone X.
Building data
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 complex has per-building addresses on two streets: that is why this page carries no single sale address.
| Item | What the record shows | Source and date |
|---|---|---|
| Condominium name | "VERSAILLES GARDENS CONDO" (legal name at the BCPA; the declaration is at CDO Bk/Pg 9894/478) | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Addresses | Colony Circle N and Colony Circle S, Tamarac, FL 33321 (per-building addresses, for example 8020 Colony Circle N or 7901 Colony Circle S) | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Jurisdiction | City of Tamarac, Broward County | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Structure at the BCPA | Broward does not use a single parent folio the way Miami-Dade does. The whole complex sits under a single folio prefix: 494109CB, with folios …CB0010 to …CB6000 (600 folios). The BCPA owner search for "VERSAILLES GARDENS" returns no other folios. | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Year built | Actual 1975 / effective 1982 in the sampled buildings (1, 18 and 25) at the BCPA. The project's DBPR registration carried by the production queue is 1981. | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Units | 600 units: the BCPA's 600 folios match the DBPR registry's 600. Reconciled perimeter. | BCPA (Broward County Property Appraiser), October 23, 2026 |
| Association and manager | The DBPR SIRS row names the association "VERSAILLES GARDENS CONDOMINIUM ASSOCATION, INC." (the spelling "ASSOCATION" is as it appears in the DBPR database). Manager: pending official confirmation — not verified in the sources read. | DBPR, SIRS database (list read on October 23, 2026) |
The market in the public record
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 single prefix 494109CB were counted over the exact window, from October 22, 2024 to October 22, 2026 (24 months), rated only by the BCPA code. Only sales with code Q and a positive price count. No association folios or accessory sales were found in the window.
| Item | Value | Source and date |
|---|---|---|
| Qualified sales, whole complex (24 months) | 24 | BCPA (Broward County Property Appraiser), sales package of October 23, 2026 |
| Median price, whole complex | $149,500 | BCPA (Broward County Property Appraiser), sales package of October 23, 2026 |
| Price range, whole complex | $104,000 – $188,000 | BCPA (Broward County Property Appraiser), sales package of October 23, 2026 |
| Annual turnover, whole complex | 2.00% per year (24 sales across 600 units over 24 months: 24 ÷ 600 ÷ 2). The perimeter is reconciled: the BCPA's 600 folios match the DBPR's 600 units. | BCPA (Broward County Property Appraiser), sales package of October 23, 2026 |
| Excluded and unclassified rows | 39 rows were left out: 33 with code T (title changes or nominal), 4 with code D (disqualified by the Appraiser) and 2 with code E (unclassified, declared separately). Reconciliation: 63 BCPA records = 24 + 4 + 33 + 2. The Broward Clerk gives 64 items for the prefix (63 transfers and 1 notice): 60 instruments match the BCPA; there are 3 deeds only at the Clerk (one with a BCPA sale date in 2023, outside the window, and one recorded on October 21, 2026 that the BCPA does not list yet) and 3 rows only at the BCPA, all with code T — declared differences of date basis and document class. The Clerk had released records through October 21, 2026. | BCPA (Broward County Property Appraiser), sales package of October 23, 2026 |
| Date | Unit and address | Price |
|---|---|---|
| Oct 6, 2026 | Unit 304 · 8020 Colony Circle N | $129,000 |
| Sep 24, 2026 | Unit 104 · 7901 Colony Circle S | $133,000 |
| Sep 14, 2026 | Unit 108 · 8040 Colony Circle N | $132,000 |
| Sep 14, 2026 | Unit 101 · 7910 Colony Circle N | $130,000 |
| Sep 11, 2026 | Unit 301 · 7820 Colony Circle S | $160,000 |
The table above shows the latest five qualified sales the pass itemized with date, unit, address and price (each with its Clerk instrument in the production report). The full list of the 24 qualified prices, in ascending order: $104,000 · $105,000 · $129,000 · $130,000 · $130,000 · $130,000 · $132,000 · $133,000 · $137,000 · $140,000 · $145,000 · $149,000 · $150,000 · $150,000 · $156,000 · $160,000 · $160,000 · $160,000 · $160,000 · $160,000 · $165,000 · $175,000 · $180,000 · $188,000.
What the records show today
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.
| Topic | What the record shows | Source and date |
|---|---|---|
| Recertification and state structural inspection (milestone inspection) | Pending official confirmation: no official document with this complex's status was located. Given its years (1975–1982) the complex is inside Broward's inspection regime; that does not state the process is done or pending. | No public record read, October 23, 2026 |
| Reserve study (SIRS) | It appears on the DBPR list of submissions before July 2025, with ID 240619: association "VERSAILLES GARDENS CONDOMINIUM ASSOCATION, INC." (spelling "ASSOCATION" as in the database) and project "VERSAILLLES GARDENS CONDOMINIUM RESERVE REPORT" (triple L as in the database), Tamarac 33321. No row on the list of submissions from July 2025 onward. Declared method note: the row was found with the by-name check; the list's ZIP filter did not return it even though its cell shows 33321. The database shows only complete submissions, exactly as each association submitted them. The study's contents and the reserve level: pending official confirmation. | DBPR, SIRS database (lists read on October 23, 2026) |
| FHA loan (HUD condominium list) | No record for this project: the search of HUD's list (all states) does not return Versailles Gardens of Tamarac/33321; the only Florida namesakes (Versailles Gardens I and II) are in Miami-Dade. It does not appear as an FHA-approved project as of the reading date. | HUD, Condominium Lookup, October 23, 2026 |
| Flood zone (FEMA) | Reading with a caveat, with no single letter for the whole complex: the FIRMette pin (declared approximate) falls at the edge of a lake polygon in zone AE (EL 10); the built area around it is zone X (minimal hazard, unshaded) and the complex's lakes are zones AE/AH (EL 10). FIRM panel 12011C0335H, effective since August 18, 2014. | FEMA, Map Service Center (NFHL), FIRMette of October 23, 2026 |
| Special assessments (extra charges the association splits among owners) | Pending official confirmation: no minutes or association document setting a special assessment for this complex was read. The current amount of a special assessment is not a public record. | No public record read, October 23, 2026 |
| Court proceedings | Pending official confirmation: the official sources read show no court proceeding for this condominium. | No public record read, October 23, 2026 |
What to ask before you offer
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 (list before July 2025, ID 240619), 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: this project does not appear on HUD's list (the Florida namesakes are in Miami-Dade); 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 address and zone: the units are split between Colony Circle N and Colony Circle S, and the flood zone varies within the complex (the lakes are AE/AH and the built area is zone X); confirm the zone at the exact point of your building.
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.
Correction notice and sources
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: subdivision sales for prefix 494109CB and sampled building records (1, 18 and 25).
- Broward Clerk: transfers by prefix (recording dates) and instrument (CIN) cross-checks.
- HUD, Condominium Lookup: "Versailles Gardens" search in all states (no record for Tamarac).
- DBPR, SIRS database: list of submissions before July 2025, ID 240619 (by-name check).
- FEMA, Map Service Center: FIRMette for the complex, panel 12011C0335H.
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