PBP Real EstateCall

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

Balmoral, Bal Harbour: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 10 active Balmoral listings with a usable fee is $1,609, 38% below the Bal Harbour condo median of $2,608. 10 Balmoral condominiums are listed for sale in Bal Harbour, and 4 more are under contract. 2 of 10 active listings have recorded current asking price below original (20%).

Over the twelve months October 2025 to September 2026, 16 Balmoral condos closed at a median $1,562,500, a median 8% under their original asking price.

Key takeaways

  • Median listed association fee in Balmoral: $1,609/mo across 10 active listings with a usable fee, 38% below the Bal Harbour condo median of $2,608.
  • 16 Balmoral condos closed October 2025 to September 2026 at a median $1,562,500, 91.7% of original asking price.
  • 10 Balmoral condos are for sale as of October 18, 2026 at a median asking price of $1,472,500; 2 of 10 show a current asking price below original (20%).
  • 7.5 months of supply at the current sales pace (10 for sale against 1.3 sales a month).
  • Buildings here date from 1977, so Florida milestone inspection rules apply.

Small sample: Balmoral 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$1,609Bal Harbour condos $2,608; 10 listings state a fee
Condos sold: median price, 12 months$1.56M16 closings October–September 2026; $1,032 per sq ft
Median condo asking price$1.47M10 for sale; $1,021 per sq ft
Recorded below original asking20%current asking versus original among active listings; not price history
Months of supply7.510 for sale ÷ 1.3 sales a month
Built1977buildings 30+ years old fall under Florida milestone inspection rules

For Balmoral owners

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

Buyers comparing Balmoral 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 Balmoral already accounted for.

27.3% of active condo listings in Bal Harbour have a recorded asking price below their original list price. For fee comparisons, Balmoral, Bal Harbour has 10 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 Balmoral 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.

27.3%Recorded below original
72.7%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
121 condos for sale in Bal Harbour. 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 Balmoral? Email me when a new Balmoral unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $1,472,500 while the last twelve months of sales closed at a median $1,562,500, 91.7% of the original asking price. That gap, plus 10 competing units and 7.5 months of supply at the current sales pace, is the pricing reality a Balmoral seller starts from; the listed fee median of $1,609/mo among 10 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: "16 condominiums in Balmoral, Bal Harbour, sold between October 2025 and September 2026 at a median price of $1,562,500, or 91.7% of their original asking price, while 10 remain for sale; the median listed monthly-equivalent association fee is $1,609 among 10 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 Balmoral, month by month

16 condo closings from October 2025 to September 2026, median $1,562,500; bars count sales, dots mark the monthly median where three or more closed
30Oct: 3 closed, median $1,350,000Oct3Nov: 0 closedNovDec: 1 closedDec1Jan: 3 closed, median $1,400,000Jan3Feb: 2 closedFeb2Mar: 2 closedMar2Apr: 0 closedAprMay: 1 closedMay1Jun: 1 closedJun1Jul: 1 closedJul1Aug: 2 closedAug2Sep: 0 closedSepOct median $1,350,000Jan median $1,400,000Monthly median sold price $1.35M to $1.4MOctober 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.

91.7%of original asking price, median condo sale91.9% of the final asking price
$1,032condo sold price per square footasking today $1,021
44recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
81.2%cash salesas recorded in the MLS buyer-financing field
91.2%Bal Harbour condos, sold to original asking104 city closings, same window

Range $940,000 to $3,060,000. 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 Balmoral fee sits among Bal Harbour condos

Balmoral median $1,609/mo against the Bal Harbour middle half ($1,490 to $4,650) and median ($2,608); 36.4% of Bal Harbour condo listings ask less.
Bal Harbour median $2,608Balmoral $1,609$894$6,975+

Shaded band = 25th to 75th percentile of Bal Harbour 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 Balmoral the middle half of fees runs $1,506 to $2,169 a month ($1.20 per square foot). 10% of listings quote the fee quarterly; all figures are converted to monthly. Units that sold in the last twelve months carried a median fee of $2,101 at the time of listing.

What the Balmoral fee includes, as entered by listing brokers

  • Cable TV 100%
  • Internet 90%
  • Pool 70%
  • Grounds 70%
  • Water 70%
  • Common areas 60%
  • Security 60%
  • Structure maintenance 30%
  • Hot water 30%
  • HVAC 30%

Share of the 10 Balmoral 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 Balmoral today

10 condos by size, with the median asking price of each group
Studio1 for sale2 bed8 for sale · median $1.47M3 bed1 for sale

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.

28.6%of condos are under contract4 of 14 listings
2condos recorded below original askingof 10 active listings
452median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$699K–$3.3Mcondo asking price rangemedian $1,472,500

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

1mention a special assessment1 of 10 listings (10%)
0state an age restriction (55+)0 of 10 listings (0%); confirm with the association
0mention a required membership0 of 10 listings (0%)
0mention a land or recreation lease0 of 10 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 Balmoral buyer

Special assessment mentioned, 1 of 10 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 Balmoral?

What is the condo fee in Balmoral, Bal Harbour?

As of October 18, 2026, the median monthly-equivalent association fee across the 10 Balmoral condominiums for sale that state a fee is $1,609; the middle half runs $1,506 to $2,169. That is 38% below the Bal Harbour condo median of $2,608. 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 Balmoral sell for?

16 Balmoral condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,562,500 ($1,032 per square foot), ranging from $940,000 to $3,060,000. The median sale closed at 91.7% of the original asking price and 91.9% of the final asking price, after a median 44 cumulative days on market. 81.2% 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 Balmoral condos are for sale, and are prices being cut?

10 Balmoral condominiums are listed as of October 18, 2026, asking from $699,000 to $3,300,000, median $1,472,500; 4 more are under contract. 2 of 10 active records have current ListPrice below OriginalListPrice (20%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 452 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 7.5 months; not a sale-time forecast.

Does Balmoral have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 10 Balmoral listings for sale, 1 mentions 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 Balmoral 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 Bal Harbour whose subdivision field names Balmoral, 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. Balmoral 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 Balmoral, Bal Harbour 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 Bal Harbour developments to compare with Balmoral

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

Nearby developments in other Miami-Dade County cities

  • Bay Harbor Island · Bay Harbor Islands · 0.7 mi · median fee $3,876/mo · 20 on the market
  • Surf Club · Surfside · 0.9 mi · 3 on the market
  • Vecino Del Mar · North Miami · 2.0 mi · median fee $840/mo · 8 on the market

More live Bal Harbour 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 days27.3%33 of 121 active Bal Harbour condominiums listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 137 days, n=121 nonmissing.See Bal Harbour price cuts →Rentals: annual and season$6,750/momedian asking rent across 100 Bal Harbour lease listings72% are offered furnished; season runs November into late April or early MaySee Bal Harbour rentals →Bal Harbour market report123houses and condominiums for sale in Bal Harbour right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Bal Harbour market →

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

Method: listings whose MLS subdivision field maps to Balmoral 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), Bal Harbour, 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.

Moving to Miami

Moving to Balmoral? Everything in one place