PBP Real EstateCall

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

Vista Trace, Homestead: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 12 active Vista Trace listings with a usable fee is $604, 66% above the Homestead condo median of $363. 12 Vista Trace condominiums are listed for sale in Homestead, and 2 more are under contract. 5 of 12 active listings have recorded current asking price below original (41.7%).

Only 4 Vista Trace condos closed between October 2025 and September 2026, too few for a sold-price median.

Key takeaways

  • Median listed association fee in Vista Trace: $604/mo across 12 active listings with a usable fee, 66% above the Homestead condo median of $363.
  • Only 4 Vista Trace condos closed October 2025 to September 2026, too few for a sold-price median.
  • 12 Vista Trace condos are for sale as of October 18, 2026 at a median asking price of $194,950; 5 of 12 show a current asking price below original (41.7%).
  • Median recorded cumulative days on market among active listings: 160.

Small sample: Vista Trace 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$604Homestead condos $363; 12 listings state a fee
Median condo asking price$195K12 for sale; $201 per sq ft
Recorded below original asking41.7%5 of 12 active records; median reduction $16,000; separate median 7.7% among those 5
Recorded cumulative days160median nonmissing MLS field; not a reconstructed history
Built2006median year built across listings

For Vista Trace owners

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

Buyers comparing Vista Trace 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 Vista Trace already accounted for.

41.2% of active condo listings in Homestead have a recorded asking price below their original list price. For fee comparisons, Vista Trace, Homestead has 12 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 Vista Trace 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 Vista Trace? Email me when a new Vista Trace unit lists, or browse every unit for sale.

For buyers and sellers: The median listed fee is $604/mo among 12 active Vista Trace listings with a usable fee; the published Homestead condo fee sample median is $363/mo. With 12 units for sale and 41.7% recorded below original asking, compare fee coverage before comparing dollars.

The story for media: "12 condominiums are for sale in Vista Trace, Homestead; the median listed monthly-equivalent association fee is $604 among 12 active records with a usable fee; 41.7% of active listings have recorded current asking price below original, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Vista Trace, month by month

Only 4 Vista Trace condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, so no sold-price chart is shown. Homestead condos overall: 155 closings, median $205,000, 91.3% of original asking.

Where the Vista Trace fee sits among Homestead condos

Vista Trace median $604/mo against the Homestead middle half ($328 to $537) and median ($363); 88.9% of Homestead condo listings ask less.
Homestead median $363Vista Trace $604$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 Vista Trace the middle half of fees runs $603 to $703 a month ($0.67 per square foot).

What the Vista Trace fee includes, as entered by listing brokers

  • Common areas 66.7%
  • Water 55.6%
  • Structure maintenance 44.4%
  • Grounds 44.4%
  • Security 33.3%
  • Trash 33.3%
  • Roof 33.3%
  • Pool 22.2%
  • Sewer 22.2%
  • Reserve fund 22.2%

Share of the 9 Vista Trace 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 Vista Trace today

12 condos by size, with the median asking price of each group
2 bed8 for sale · median $187K3 bed4 for sale · median $207K

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.

14.3%of condos are under contract2 of 14 listings
$16,000median reduction among below-original recordsseparate median reduction 7.7%; both among 5 below-original records
160median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$176K–$235Kcondo asking price rangemedian $194,950

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

0mention a special assessment0 of 12 listings (0%)
0state an age restriction (55+)0 of 12 listings (0%); confirm with the association
0mention a required membership0 of 12 listings (0%)
0mention a land or recreation lease0 of 12 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 Vista Trace?

What is the condo fee in Vista Trace, Homestead?

As of October 18, 2026, the median monthly-equivalent association fee across the 12 Vista Trace condominiums for sale that state a fee is $604; the middle half runs $603 to $703. That is 66% above 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 Vista Trace sell for?

Only 4 Vista Trace condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The Homestead condo market closed 155 sales in the same window at a median $205,000.

How many Vista Trace condos are for sale, and are prices being cut?

12 Vista Trace condominiums are listed as of October 18, 2026, asking from $176,000 to $235,000, median $194,950; 2 more are under contract. 5 of 12 active records have current ListPrice below OriginalListPrice (41.7%). Among those 5 records, median reduction is $16,000 and 7.7%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 160 days, not an independently reconstructed property history.

Does Vista Trace have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 12 Vista Trace 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 Vista Trace 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 Vista Trace, 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. Vista Trace 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.

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 Vista Trace

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

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 Vista Trace 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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