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South Florida Condo Fee Index · development report · as of October 18, 2026 · Aventura, Miami-Dade County

Village By the Bay, Aventura: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 18 active Village By the Bay listings with a usable fee is $846, 30% below the Aventura condo median of $1,212. 18 Village By the Bay condominiums are listed for sale in Aventura, and 1 more are under contract. 10 of 18 active listings have recorded current asking price below original (55.6%).

Over the twelve months October 2025 to September 2026, 15 Village By the Bay condos closed at a median $435,000, a median 10% under their original asking price.

Key takeaways

  • Median listed association fee in Village By the Bay: $846/mo across 18 active listings with a usable fee, 30% below the Aventura condo median of $1,212.
  • 15 Village By the Bay condos closed October 2025 to September 2026 at a median $435,000, 90.5% of original asking price.
  • 18 Village By the Bay condos are for sale as of October 18, 2026 at a median asking price of $422,450; 10 of 18 show a current asking price below original (55.6%).
  • 14.4 months of supply at the current sales pace (18 for sale against 1.3 sales a month).

Small sample: Village By the Bay has fewer than 20 condos for sale and fewer than 20 closings in the window, so single listings move these figures. Read them as indicative and check the counts under each number.

The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Median condo fee / month$846Aventura condos $1,212; 18 listings state a fee
Condos sold: median price, 12 months$435K15 closings October–September 2026; $399 per sq ft
Median condo asking price$422K18 for sale; $390 per sq ft
Recorded below original asking55.6%10 of 18 active records; median reduction $24,000; separate median 5.6% among those 10
Months of supply14.418 for sale ÷ 1.3 sales a month
Built1997median year built across listings

For Village By the Bay owners

Own a condo in Village By the Bay? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Village By the Bay condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Village By the Bay already accounted for.

42.8% of active condo listings in Aventura have a recorded asking price below their original list price. For fee comparisons, Village By the Bay, Aventura has 18 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Village By the Bay condo, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

42.8%Recorded below original
57.2%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
1,097 condos for sale in Aventura. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Village By the Bay? Email me when a new Village By the Bay unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $422,450 while the last twelve months of sales closed at a median $435,000, 90.5% of the original asking price. That gap, plus 18 competing units and 14.4 months of supply at the current sales pace, is the pricing reality a Village By the Bay seller starts from; the listed fee median of $846/mo among 18 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.

The story for media: "15 condominiums in Village By the Bay, Aventura, sold between October 2025 and September 2026 at a median price of $435,000, or 90.5% of their original asking price, while 18 remain for sale; the median listed monthly-equivalent association fee is $846 among 18 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Village By the Bay, month by month

15 condo closings from October 2025 to September 2026, median $435,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 3 closed, median $395,000Oct3Nov: 3 closed, median $355,000Nov3Dec: 0 closedDecJan: 0 closedJanFeb: 1 closedFeb1Mar: 2 closedMar2Apr: 0 closedAprMay: 2 closedMay2Jun: 1 closedJun1Jul: 1 closedJul1Aug: 2 closedAug2Sep: 0 closedSepOct median $395,000Nov median $355,000Monthly median sold price $355K to $395KOctober 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

90.5%of original asking price, median condo sale96.1% of the final asking price
$399condo sold price per square footasking today $390
61recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
53.3%cash salesas recorded in the MLS buyer-financing field
89.7%Aventura condos, sold to original asking798 city closings, same window

Range $290,000 to $585,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Village By the Bay fee sits among Aventura condos

Village By the Bay median $846/mo against the Aventura middle half ($968 to $1,747) and median ($1,212); 15.3% of Aventura condo listings ask less.
Aventura median $1,212Village By the Bay $846$581$2,621+

Shaded band = 25th to 75th percentile of Aventura condo fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Inside Village By the Bay the middle half of fees runs $785 to $1,036 a month ($0.86 per square foot). Units that sold in the last twelve months carried a median fee of $990 at the time of listing.

What the Village By the Bay fee includes, as entered by listing brokers

  • Common areas 75%
  • Grounds 75%
  • Security 68.8%
  • Cable TV 68.8%
  • Pool 62.5%
  • Water 56.2%
  • Roof 56.2%
  • Recreation facilities 50%
  • Sewer 43.8%
  • Building insurance 43.8%

Share of the 16 Village By the Bay listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What condos are for sale in Village By the Bay today

18 condos by size, with the median asking price of each group
1 bed6 for sale · median $288K2 bed9 for sale · median $433K3 bed3 for sale · median $635K

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

5.3%of condos are under contract1 of 19 listings
$24,000median reduction among below-original recordsseparate median reduction 5.6%; both among 10 below-original records
96median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$269K–$649Kcondo asking price rangemedian $422,450

See every Village By the Bay listing with photos, fees and days on market, or get an email when a new Village By the Bay unit lists.

2mention a special assessment2 of 18 listings (11.1%)
0state an age restriction (55+)0 of 18 listings (0%); confirm with the association
0mention a required membership0 of 18 listings (0%)
0mention a land or recreation lease0 of 18 listings (0%)

Counts of the condominium listings for sale whose agent-written public remarks mention each item; not verified and not a statement about the association. Ask for the budget, reserve study and any assessment resolution before writing an offer.

What the recorded flags mean for a Village By the Bay buyer

Special assessment mentioned, 2 of 18 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.

Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.

What do buyers and sellers ask about Village By the Bay?

What is the condo fee in Village By the Bay, Aventura?

As of October 18, 2026, the median monthly-equivalent association fee across the 18 Village By the Bay condominiums for sale that state a fee is $846; the middle half runs $785 to $1,036. That is 30% below the Aventura condo median of $1,212. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

What did condos in Village By the Bay sell for?

15 Village By the Bay condominiums closed between October 1, 2025 and September 30, 2026 at a median $435,000 ($399 per square foot), ranging from $290,000 to $585,000. The median sale closed at 90.5% of the original asking price and 96.1% of the final asking price, after a median 61 cumulative days on market. 53.3% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.

How many Village By the Bay condos are for sale, and are prices being cut?

18 Village By the Bay condominiums are listed as of October 18, 2026, asking from $269,000 to $649,000, median $422,450; 1 more are under contract. 10 of 18 active records have current ListPrice below OriginalListPrice (55.6%). Among those 10 records, median reduction is $24,000 and 5.6%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 96 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 14.4 months; not a sale-time forecast.

Does Village By the Bay have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 18 Village By the Bay listings for sale, 2 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this Village By the Bay report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Aventura whose subdivision field names Village By the Bay, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Village By the Bay is a small sample (under 20 listings and under 20 sales), so read its figures as indicative. This is a market read of MLS listing data, not an opinion of value about any unit or a statement about the association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

Download the Village By the Bay, Aventura fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby Aventura developments to compare with Village By the Bay

Straight-line distance from Village By the Bay; median monthly fee and units on the market from the same daily snapshot.

More live Aventura data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days42.8%469 of 1,097 active Aventura condominiums listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 128 days, n=1,097 nonmissing.See Aventura price cuts →Rentals: annual and season$3,200/momedian asking rent across 521 Aventura lease listings42% are offered furnished; season runs November into late April or early MaySee Aventura rentals →Aventura market report1,116houses and condominiums for sale in Aventura right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Aventura market →

Own a home or condo in Aventura? What is my home worth in Aventura? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to Village By the Bay after normalization (tower, section and phase records merged; master community plus its enclaves), condominiums by tax legal description (a townhouse, villa or house whose legal records a condominium is included), Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 2026, the last full month, because closings are reported to the MLS with a lag. Fees are as entered by each listing office, converted to a monthly equivalent, with master and sub-association layers summed. Medians require five or more records and percentages ten or more; smaller groups are shown as counts. Remark-based flags are keyword classifications of agent-written text and are not verified. Nothing here is an opinion of value about any property or a statement about any association's finances. The fees displayed are only as accurate as the brokerage that provided them in its individual listings through the multiple listing service. Information is deemed to be reliable but not guaranteed.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

IDX information is provided exclusively for consumers' personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Data is deemed reliable but is not guaranteed accurate by the MLS. Data last updated October 18, 2026.

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