Village of Kings Creek (Miami): what the official records say

Village of Kings Creek is not a single building: it is buildings A through P on Camino Real (numbers 7700 to 8101), under a single parent folio (30-4034-032-0001). This page covers the whole complex, as listed in the Property Appraiser's sales list by subdivision. It is not Kings Creek South or Kings Creek West, which are different condominiums with their own records.

This data comes from the Miami-Dade Property Appraiser (the county office that keeps the record of every property), the DBPR registry and HUD's condominium list, read on October 23, 2026. The complex has many unit addresses on Camino Real: that is why this page carries no single sale address.

These figures come only from public records, not from listings or the MLS. The whole complex was listed from the Property Appraiser's sales list by subdivision (comparable sales per year with a subdivision filter: 71 rows declared for 2024, 76 for 2025 and 47 for 2026; all 11 pages were read). Window: October 23, 2024 to October 23, 2026 (24 months). The October 2024 edge was resolved with exact dates on five folios: only one October 25, 2024 sale enters (a life estate, excluded for its reason); the ones from October 3, 6, 17 and 18 fall outside the window. That leaves 134 rows in the window. The rating comes only from the Property Appraiser: a sale counts with a positive price and a "Qual by exam of deed" rating. Duplicate rows for the same folio within a year ("Multiple Sales in Year") count as separate sales, as the Property Appraiser counts them. Excluded: corrective deeds and QCDs, life estates, atypical-exposure sales, trustee sales and affiliated-party sales, and deeds the Property Appraiser could not process (they are declared and never counted).

Latest sales for the complex, with the Property Appraiser's sale month (that is how they come from its list by subdivision, at month precision):

Package reconciliation: 134 rows in the window = 38 qualified + 94 excluded + 2 unprocessed. The two unprocessed are A-419 (January 2026, $235,000) and D-101 (May 2026, $285,000): the Property Appraiser marks them as unprocessable due to deed errors and they never enter the figures. An earlier census of only buildings A and part of B (7 sales) was replaced by this census of the whole complex: those sales are inside the 134 rows and their subset figures are withdrawn. Coverage is complete over the Property Appraiser list of October 23, 2026; a sale recorded but not yet processed or listed by the Property Appraiser would not appear. Verification of these deeds in the Miami-Dade Clerk's Official Records was left PARTIAL on October 25, 2026, with a registered session: 10 deeds (DEED) of the complex were verified — 5 at 7700 Camino Real (building D): D410 (February 17, 2026, OR 35163/4731, CFN 2026R107344), D101 (May 28, 2026, OR 35322/1374, CFN 2026R361977), D405 (August 12, 2026, OR 35443/2837, CFN 2026R554313), D310 (October 13, 2026, OR 35534/2269, CFN 2026R700752) and D407 (October 14, 2026, OR 35536/3699, CFN 2026R704842); and 5 at 7800 Camino Real (building H): H112 (February 27, 2025, OR 34635/3480, CFN 2025R147903), H411 (August 11, 2025, OR 34891/1171, CFN 2025R613641), H309 (February 25, 2026, OR 35178/614, CFN 2026R131393), H309 (February 25, 2026, OR 35178/616, CFN 2026R131394) and H213 (October 14, 2026, OR 35536/3705, CFN 2026R704844). Still pending: 7900, 8000 and 8100 Camino Real and the street-number mapping of buildings A, B, C, E, O and P of the plat: the portal's security check (Turnstile) failed again mid-session, despite the open session, with 5 failed attempts on 7900 Camino Real that day — what is unresolved is a blockage, not zero deeds, and it is declared as such. The figures rest on the Property Appraiser: no Clerk deed is added to the count or the median.

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 on the DBPR list from July 2025 onward, 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) on HUD's list in both of its exact-name records; 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 complex runs from A to P on Camino Real, and Kings Creek South, Kings Creek West and Kings Creek Condominium are different projects, with different records. Confirm that your unit's folio starts with 30-4034-032 and that the documents you receive are for this complex.

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: parent folio 30-4034-032-0001 and its sales list by subdivision (comparable sales for 2024, 2025 and 2026, with the October 2024 edge resolved by folio).
• HUD, Condominium Lookup: projects "THE VILLAGE OF KINGS CREEK", ID A013952 001, and "VILLAGE OF KINGS CREEK", ID A011370 001; search confirmed on October 23, 2026.
• DBPR, SIRS database: both lists; it appears only on the July 2025 onward list.
• DBPR, license search: project "VILLAGE OF KINGS CREEK CONDO", license PR1P006048, and its managing entity, license MA00008300.
• FEMA Map Service Center: FIRMette for the point 7711 Camino Real, panel 12086C0454L.
• Miami-Dade Clerk, Official Records: deed verification PARTIAL on October 25, 2026 with a registered session: 10 deeds verified (7700 and 7800 Camino Real); 7900, 8000 and 8100 Camino Real and buildings A, B, C, E, O and P were left blocked by the portal's security check mid-session (5 failed attempts on 7900 that day).