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

Venetian Gardens at Count, Hialeah: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 24 active Venetian Gardens at Count listings with a usable fee is $681, 89% above the Hialeah condo median of $360. 24 Venetian Gardens at Count condominiums are listed for sale in Hialeah. 5 of 24 active listings have recorded current asking price below original (20.8%).

Over the twelve months October 2025 to September 2026, 8 Venetian Gardens at Count condos closed at a median $135,625, a median 14% under their original asking price.

Key takeaways

  • Median listed association fee in Venetian Gardens at Count: $681/mo across 24 active listings with a usable fee, 89% above the Hialeah condo median of $360.
  • 8 Venetian Gardens at Count condos closed October 2025 to September 2026 at a median $135,625, 86.1% of original asking price.
  • 24 Venetian Gardens at Count condos are for sale as of October 18, 2026 at a median asking price of $170,000; 5 of 24 show a current asking price below original (20.8%).
  • Median recorded cumulative days on market among active listings: 68.
  • Buildings here date from 1970, so Florida milestone inspection rules apply.

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$681Hialeah condos $360; 24 listings state a fee
Condos sold: median price, 12 months$136K8 closings October–September 2026; $129 per sq ft
Median condo asking price$170K24 for sale; $136 per sq ft
Recorded below original asking20.8%5 of 24 active records; median reduction $12,000; separate median 7.4% among those 5
Recorded cumulative days68median nonmissing MLS field; not a reconstructed history
Built1970buildings 30+ years old fall under Florida milestone inspection rules

For Venetian Gardens at Count owners

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

Buyers comparing Venetian Gardens at Count 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 Venetian Gardens at Count already accounted for.

34.1% of active condo listings in Hialeah have a recorded asking price below their original list price. For fee comparisons, Venetian Gardens at Count, Hialeah has 24 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 Venetian Gardens at Count 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.

34.1%Recorded below original
65.9%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
287 condos for sale in Hialeah. 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 Venetian Gardens at Count? Email me when a new Venetian Gardens at Count unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $170,000 while the last twelve months of sales closed at a median $135,625, 86.1% of the original asking price. That gap, plus 24 competing units, is the pricing reality a Venetian Gardens at Count seller starts from; the listed fee median of $681/mo among 24 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: "8 condominiums in Venetian Gardens at Count, Hialeah, sold between October 2025 and September 2026 at a median price of $135,625, or 86.1% of their original asking price, while 24 remain for sale; the median listed monthly-equivalent association fee is $681 among 24 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 Venetian Gardens at Count, month by month

8 condo closings from October 2025 to September 2026, median $135,625; bars count sales, dots mark the monthly median where three or more closed
20Oct: 0 closedOctNov: 0 closedNovDec: 0 closedDecJan: 1 closedJan1Feb: 1 closedFeb1Mar: 0 closedMarApr: 2 closedApr2May: 1 closedMay1Jun: 0 closedJunJul: 1 closedJul1Aug: 0 closedAugSep: 2 closedSep2October 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.

86.1%of original asking price, median condo sale91.5% of the final asking price
$129condo sold price per square footasking today $136
124recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
94.8%Hialeah condos, sold to original asking490 city closings, same window

Range $95,000 to $180,000. 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 Venetian Gardens at Count fee sits among Hialeah condos

Venetian Gardens at Count median $681/mo against the Hialeah middle half ($294 to $481) and median ($360); 89.2% of Hialeah condo listings ask less.
Hialeah median $360Venetian Gardens at Count $681$176$783+

Shaded band = 25th to 75th percentile of Hialeah 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 Venetian Gardens at Count the middle half of fees runs $534 to $703 a month ($0.50 per square foot). Units that sold in the last twelve months carried a median fee of $494 at the time of listing.

What the Venetian Gardens at Count fee includes, as entered by listing brokers

  • Grounds 57.9%
  • Water 47.4%
  • Trash 42.1%
  • Common areas 36.8%
  • Sewer 36.8%
  • Pool 31.6%
  • Structure maintenance 10.5%
  • Recreation facilities 10.5%
  • Internet 5.3%
  • Hot water 5.3%

Share of the 19 Venetian Gardens at Count 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 Venetian Gardens at Count today

24 condos by size, with the median asking price of each group
1 bed5 for sale · median $138K2 bed17 for sale · median $170K3 bed2 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.

0%of condos are under contract0 of 24 listings
$12,000median reduction among below-original recordsseparate median reduction 7.4%; both among 5 below-original records
68median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$129K–$290Kcondo asking price rangemedian $170,000

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

14mention a special assessment14 of 24 listings (58.3%); 12 describe it as pending or buyer-paid
0state an age restriction (55+)0 of 24 listings (0%); confirm with the association
0mention a required membership0 of 24 listings (0%)
0mention a land or recreation lease0 of 24 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 Venetian Gardens at Count buyer

Special assessment mentioned, 14 of 24 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. 12 of these listings describe the assessment as pending or carried by the buyer.

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 Venetian Gardens at Count?

What is the condo fee in Venetian Gardens at Count, Hialeah?

As of October 18, 2026, the median monthly-equivalent association fee across the 24 Venetian Gardens at Count condominiums for sale that state a fee is $681; the middle half runs $534 to $703. That is 89% above the Hialeah condo median of $360. 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 Venetian Gardens at Count sell for?

8 Venetian Gardens at Count condominiums closed between October 1, 2025 and September 30, 2026 at a median $135,625 ($129 per square foot), ranging from $95,000 to $180,000. The median sale closed at 86.1% of the original asking price and 91.5% of the final asking price, after a median 124 cumulative days on market. 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 Venetian Gardens at Count condos are for sale, and are prices being cut?

24 Venetian Gardens at Count condominiums are listed as of October 18, 2026, asking from $129,000 to $290,000, median $170,000; 0 more are under contract. 5 of 24 active records have current ListPrice below OriginalListPrice (20.8%). Among those 5 records, median reduction is $12,000 and 7.4%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 68 days, not an independently reconstructed property history.

Does Venetian Gardens at Count have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 24 Venetian Gardens at Count listings for sale, 14 mention a special assessment in the public remarks (12 describe one as pending or carried by the buyer); 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 Venetian Gardens at Count 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 Hialeah whose subdivision field names Venetian Gardens at Count, 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. 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.

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

Nearby Hialeah developments to compare with Venetian Gardens at Count

Straight-line distance from Venetian Gardens at Count; median monthly fee and units on the market from the same daily snapshot.

More live Hialeah 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 days47.2%125 of 265 active Hialeah houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 68 days, n=265 nonmissing.See Hialeah price cuts →HOA fees: townhouses and villas$238/momedian fee in 61 retained Hialeah townhouse and villa listings after condominium classification, exclusions and trimmingAs of October 18, 2026. p25–p75: $200–$242.See Hialeah HOA fees →Rentals: annual and season$2,200/momedian asking rent across 517 Hialeah lease listings2% are offered furnished; season runs November into late April or early MaySee Hialeah rentals →Hialeah market report552houses and condominiums for sale in Hialeah right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Hialeah market →

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

Method: listings whose MLS subdivision field maps to Venetian Gardens at Count 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), Hialeah, 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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