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

Williams Island, Aventura: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 14 active Williams Island listings with a usable fee is $2,386, 97% above the Aventura condo median of $1,212. 14 Williams Island condominiums are listed for sale in Aventura. 4 of 14 active listings have recorded current asking price below original (28.6%).

Over the twelve months October 2025 to September 2026, 13 Williams Island condos closed at a median $825,000, a median 14% under their original asking price.

Key takeaways

  • Median listed association fee in Williams Island: $2,386/mo across 14 active listings with a usable fee, 97% above the Aventura condo median of $1,212.
  • 13 Williams Island condos closed October 2025 to September 2026 at a median $825,000, 85.7% of original asking price.
  • 14 Williams Island condos are for sale as of October 18, 2026 at a median asking price of $873,540; 4 of 14 show a current asking price below original (28.6%).
  • 12.9 months of supply at the current sales pace (14 for sale against 1.1 sales a month).
  • Buildings here date from 1985 to 2013, so Florida milestone inspection rules apply.

Small sample: Williams Island 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$2,386Aventura condos $1,212; 14 listings state a fee
Condos sold: median price, 12 months$825K13 closings October–September 2026; $325 per sq ft
Median condo asking price$874K14 for sale; $523 per sq ft
Recorded below original asking28.6%current asking versus original among active listings; not price history
Months of supply12.914 for sale ÷ 1.1 sales a month
Built1985–2013buildings 30+ years old fall under Florida milestone inspection rules

For Williams Island owners

Own a condo in Williams Island? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Williams Island 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 Williams Island already accounted for.

42.8% of active condo listings in Aventura have a recorded asking price below their original list price. For fee comparisons, Williams Island, Aventura has 14 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 Williams Island 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 Williams Island? Email me when a new Williams Island unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $873,540 while the last twelve months of sales closed at a median $825,000, 85.7% of the original asking price. That gap, plus 14 competing units and 12.9 months of supply at the current sales pace, is the pricing reality a Williams Island seller starts from; the listed fee median of $2,386/mo among 14 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: "13 condominiums in Williams Island, Aventura, sold between October 2025 and September 2026 at a median price of $825,000, or 85.7% of their original asking price, while 14 remain for sale; the median listed monthly-equivalent association fee is $2,386 among 14 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 Williams Island, month by month

13 condo closings from October 2025 to September 2026, median $825,000; bars count sales, dots mark the monthly median where three or more closed
50Oct: 5 closed, median $927,000Oct5Nov: 0 closedNovDec: 0 closedDecJan: 0 closedJanFeb: 1 closedFeb1Mar: 1 closedMar1Apr: 2 closedApr2May: 1 closedMay1Jun: 1 closedJun1Jul: 1 closedJul1Aug: 1 closedAug1Sep: 0 closedSepOct median $927,000October 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.

85.7%of original asking price, median condo sale92.8% of the final asking price
$325condo sold price per square footasking today $523
158recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
76.9%cash salesas recorded in the MLS buyer-financing field
89.7%Aventura condos, sold to original asking798 city closings, same window

Range $450,000 to $1,800,000. 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 Williams Island fee sits among Aventura condos

Williams Island median $2,386/mo against the Aventura middle half ($968 to $1,747) and median ($1,212); 88.3% of Aventura condo listings ask less.
Aventura median $1,212Williams Island $2,386$581$2,744+

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 Williams Island the middle half of fees runs $2,156 to $2,609 a month ($1.35 per square foot). Units that sold in the last twelve months carried a median fee of $2,478 at the time of listing.

What the Williams Island fee includes, as entered by listing brokers

  • Sewer 85.7%
  • Cable TV 85.7%
  • Water 85.7%
  • Trash 78.6%
  • Common areas 78.6%
  • Pool 71.4%
  • Security 71.4%
  • Hot water 64.3%
  • Pest control 57.1%
  • Structure maintenance 57.1%

Share of the 14 Williams Island 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 Williams Island today

14 condos by size, with the median asking price of each group
1 bed1 for sale2 bed7 for sale · median $815K3 bed6 for sale · median $1000K

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.

0%of condos are under contract0 of 14 listings
4condos recorded below original askingof 14 active listings
214median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$350K–$2.43Mcondo asking price rangemedian $873,540

See every Williams Island listing with photos, fees and days on market, or get an email when a new Williams Island unit lists.

2mention a special assessment2 of 14 listings (14.3%)
0state an age restriction (55+)0 of 14 listings (0%); confirm with the association
1mention a required membership1 of 14 listings (7.1%)
0mention a land or recreation lease0 of 14 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 Williams Island buyer

Special assessment mentioned, 2 of 14 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.
Required club or equity membership mentioned, 1 of 14 listings
In some communities buying a unit requires joining a club and paying an initiation or equity contribution plus annual dues that are separate from the association fee. Ask for the membership agreement, the current initiation and dues schedule, whether the equity portion is refundable on resale, and whether membership transfers with the unit.

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 Williams Island?

What is the condo fee in Williams Island, Aventura?

As of October 18, 2026, the median monthly-equivalent association fee across the 14 Williams Island condominiums for sale that state a fee is $2,386; the middle half runs $2,156 to $2,609. That is 97% above 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 Williams Island sell for?

13 Williams Island condominiums closed between October 1, 2025 and September 30, 2026 at a median $825,000 ($325 per square foot), ranging from $450,000 to $1,800,000. The median sale closed at 85.7% of the original asking price and 92.8% of the final asking price, after a median 158 cumulative days on market. 76.9% 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 Williams Island condos are for sale, and are prices being cut?

14 Williams Island condominiums are listed as of October 18, 2026, asking from $350,000 to $2,430,000, median $873,540; 0 more are under contract. 4 of 14 active records have current ListPrice below OriginalListPrice (28.6%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 214 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 12.9 months; not a sale-time forecast.

Does Williams Island have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 14 Williams Island listings for sale, 2 mention a special assessment in the public remarks; 0 state an age restriction such as 55+; 1 mentions 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 Williams Island 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 Williams Island, 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. Williams Island 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 Williams Island, 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 Williams Island

Straight-line distance from Williams Island; 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 Williams Island 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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