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

Venetia Gardens South, Homestead: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 11 active Venetia Gardens South listings with a usable fee is $335, 8% below the Homestead condo median of $363. 11 Venetia Gardens South condominiums are listed for sale in Homestead, and 3 more are under contract. 7 of 11 active listings have recorded current asking price below original (63.6%).

Over the twelve months October 2025 to September 2026, 15 Venetia Gardens South condos closed at a median $185,000, a median 8% under their original asking price.

Key takeaways

  • Median listed association fee in Venetia Gardens South: $335/mo across 11 active listings with a usable fee, 8% below the Homestead condo median of $363.
  • 15 Venetia Gardens South condos closed October 2025 to September 2026 at a median $185,000, 92.2% of original asking price.
  • 11 Venetia Gardens South condos are for sale as of October 18, 2026 at a median asking price of $199,900; 7 of 11 show a current asking price below original (63.6%).
  • 8.8 months of supply at the current sales pace (11 for sale against 1.3 sales a month).

Small sample: Venetia Gardens South 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$335Homestead condos $363; 11 listings state a fee
Condos sold: median price, 12 months$185K15 closings October–September 2026; $200 per sq ft
Median condo asking price$200K11 for sale; $227 per sq ft
Recorded below original asking63.6%7 of 11 active records; median reduction $10,000; separate median 5.3% among those 7
Months of supply8.811 for sale ÷ 1.3 sales a month
Built2004median year built across listings

For Venetia Gardens South owners

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

Buyers comparing Venetia Gardens South 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 Venetia Gardens South already accounted for.

41.2% of active condo listings in Homestead have a recorded asking price below their original list price. For fee comparisons, Venetia Gardens South, Homestead has 11 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 Venetia Gardens South 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.

41.2%Recorded below original
58.8%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
228 condos for sale in Homestead. 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 Venetia Gardens South? Email me when a new Venetia Gardens South unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $199,900 while the last twelve months of sales closed at a median $185,000, 92.2% of the original asking price. That gap, plus 11 competing units and 8.8 months of supply at the current sales pace, is the pricing reality a Venetia Gardens South seller starts from; the listed fee median of $335/mo among 11 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 Venetia Gardens South, Homestead, sold between October 2025 and September 2026 at a median price of $185,000, or 92.2% of their original asking price, while 11 remain for sale; the median listed monthly-equivalent association fee is $335 among 11 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 Venetia Gardens South, month by month

15 condo closings from October 2025 to September 2026, median $185,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 1 closedOct1Nov: 1 closedNov1Dec: 1 closedDec1Jan: 0 closedJanFeb: 0 closedFebMar: 1 closedMar1Apr: 3 closed, median $185,000Apr3May: 1 closedMay1Jun: 2 closedJun2Jul: 2 closedJul2Aug: 2 closedAug2Sep: 1 closedSep1Apr median $185,000October 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.

92.2%of original asking price, median condo sale97.2% of the final asking price
$200condo sold price per square footasking today $227
67recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
40%cash salesas recorded in the MLS buyer-financing field
91.3%Homestead condos, sold to original asking155 city closings, same window

Range $160,000 to $218,000. 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 Venetia Gardens South fee sits among Homestead condos

Venetia Gardens South median $335/mo against the Homestead middle half ($328 to $537) and median ($363); 29% of Homestead condo listings ask less.
Homestead median $363Venetia Gardens South $335$197$806+

Shaded band = 25th to 75th percentile of Homestead 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 Venetia Gardens South the middle half of fees runs $335 to $342 a month ($0.41 per square foot). Units that sold in the last twelve months carried a median fee of $360 at the time of listing.

What the Venetia Gardens South fee includes, as entered by listing brokers

  • Common areas 88.9%
  • Grounds 55.6%
  • Pool 44.4%
  • Structure maintenance 44.4%
  • Recreation facilities 22.2%
  • Roof 22.2%
  • Trash 11.1%
  • Building insurance 11.1%

Share of the 9 Venetia Gardens South 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 Venetia Gardens South today

11 condos by size, with the median asking price of each group
2 bed8 for sale · median $195K3 bed3 for sale · median $205K

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.

21.4%of condos are under contract3 of 14 listings
$10,000median reduction among below-original recordsseparate median reduction 5.3%; both among 7 below-original records
167median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$179K–$249Kcondo asking price rangemedian $199,900

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

0mention a special assessment0 of 11 listings (0%)
0state an age restriction (55+)0 of 11 listings (0%); confirm with the association
0mention a required membership0 of 11 listings (0%)
0mention a land or recreation lease0 of 11 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 do buyers and sellers ask about Venetia Gardens South?

What is the condo fee in Venetia Gardens South, Homestead?

As of October 18, 2026, the median monthly-equivalent association fee across the 11 Venetia Gardens South condominiums for sale that state a fee is $335; the middle half runs $335 to $342. That is 8% below the Homestead condo median of $363. 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 Venetia Gardens South sell for?

15 Venetia Gardens South condominiums closed between October 1, 2025 and September 30, 2026 at a median $185,000 ($200 per square foot), ranging from $160,000 to $218,000. The median sale closed at 92.2% of the original asking price and 97.2% of the final asking price, after a median 67 cumulative days on market. 40% 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 Venetia Gardens South condos are for sale, and are prices being cut?

11 Venetia Gardens South condominiums are listed as of October 18, 2026, asking from $179,000 to $249,000, median $199,900; 3 more are under contract. 7 of 11 active records have current ListPrice below OriginalListPrice (63.6%). Among those 7 records, median reduction is $10,000 and 5.3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 167 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 8.8 months; not a sale-time forecast.

Does Venetia Gardens South have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 11 Venetia Gardens South listings for sale, 0 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 Venetia Gardens South 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 Homestead whose subdivision field names Venetia Gardens South, 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. Venetia Gardens South 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 Venetia Gardens South, Homestead 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 Homestead developments to compare with Venetia Gardens South

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

  • Keysco · 0.2 mi · median fee $349/mo · 21 on the market
  • Keys Cove · 0.4 mi · median fee $351/mo · 16 on the market
  • Lakeshore · 1.2 mi · median fee $375/mo · 18 on the market
  • Keys Gate · 1.5 mi · median fee $626/mo · 6 on the market
  • Caribbean Isles Villas · 2.5 mi · median fee $216/mo · 8 on the market
  • Malibu Bay Co · 3.4 mi · median fee $363/mo · 9 on the market

More live Homestead 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 days46.3%267 of 577 active Homestead houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 69 days, n=577 nonmissing.See Homestead price cuts →HOA fees: townhouses and villas$224/momedian fee in 486 retained Homestead townhouse and villa listings after condominium classification, exclusions and trimmingAs of October 18, 2026. p25–p75: $137–$275.See Homestead HOA fees →Rentals: annual and season$2,500/momedian asking rent across 772 Homestead lease listings2% are offered furnished; season runs November into late April or early MaySee Homestead rentals →Homestead market report805houses and condominiums for sale in Homestead right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Homestead market →

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

Method: listings whose MLS subdivision field maps to Venetia Gardens South 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), Homestead, 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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