South Florida Condo Fee Index · updated daily · as of October 18, 2026 · Key Biscayne, Miami-Dade County, Florida

Key Biscayne condo fees: $1,799 monthly median in the retained sample after exclusions and trimming

As of October 18, 2026, the median monthly-equivalent fee for Key Biscayne condominiums is $1,799 in the retained usable-fee sample after exclusions and percentile trimming: 96 retained of 101 active listings (98 valid fees before trimming). 25th and 75th percentiles: $1,298 and $2,720.

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.

Retained samples after exclusions and trimming: Key Biscayne $1,799; five counties $800 per month

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 18, 2026. Retained sample n=96, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=96; annual fee/price uses ListPrice ≥$20,000, n=96.

For buyers and sellers: Use the sample as a comparison, not a unit-specific budget. Ask for the association budget, current fees, coverage and special assessments; a listing does not verify them.

The story for media: "The median monthly fee in Key Biscayne's retained usable-fee sample after exclusions and percentile trimming is $1,799, compared with $800 in the separately trimmed five-county sample, according to PBP Real Estate analysis of BeachesMLS as of October 18, 2026."

Median monthly fee$1,799n=96 retained after exclusions and trimming; p25 $1,298, p75 $2,720

Monthly fee / living area$1.18LivingArea ≥300; n=96; 10–29: caution

Annual fee / current ask1.31%ListPrice ≥$20,000; n=96; 10–29: caution

Fees of $1,000 or more89.6%n=96 retained after exclusions and trimming

Two usable association layers0%0 / 96; does not verify all charges

Recorded quarterly frequency37.5%n=96 retained after exclusions and trimming

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

36.6% of active condo listings in Key Biscayne have a recorded asking price below their original list price. For fee comparisons, the retained usable-fee sample after exclusions and percentile trimming contains 96 listings.

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 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.

36.6%Recorded below original

63.4%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

101 condos for sale in Key Biscayne. 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.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying instead? Browse Key Biscayne listings with the fee shown on every unit, or compare every South Florida city.

Fee medians can change when the listing mix changes; they do not track the same owners' charges. 2 of 98 valid-fee records were outside the city percentile boundaries, not verified errors.

Association fees are part of a buyer's carrying-cost comparison. In the dated retained sample for Key Biscayne, compare the median, distribution, recorded construction-year and asking-price groups. Coverage fields and remark flags are prompts to request current association documents, not verified charges or explanations of why fees differ.

Key takeaways

Key Biscayne median condo fee: $1,799/mo across 96 retained listings as of October 18, 2026, 125% above the South Florida median of $800/mo (4th highest of 69 tracked cities).
The middle half of Key Biscayne fees runs $1,298 to $2,720 a month; 3.1% are under $500 and 89.6% are $1,000 or more.
Median year built across the retained sample: 1974.
8 of 96 listings (8.3%) mention a special assessment in public remarks; that is what agents wrote, not an association fact.
4 Key Biscayne condominium developments have their own daily report page linked below.

How are recorded monthly fees distributed in Key Biscayne's retained sample?

Monthly-equivalent fee distribution in the retained usable-fee condominium sample after exclusions and city p1/p99 trimming, Key Biscayne, n=96. Median $1,799.

In the retained usable-fee sample after exclusions and trimming, 3.1% are below $500 monthly and 89.6% are $1,000 or more. 25th and 75th percentiles: $1,298 and $2,720. Separate medians for fee, area and asking price do not describe one “median unit.”

Key Biscayne seller edition, October 2026

Keep these Key Biscayne numbers. We update them every day.

One page built from the figures on this page: what sold, what is sitting, what cut price, and what that means if you plan to sell in the next year. Houses and condos kept separate. Emailed now, then a fresh edition at the start of each month.

How do Key Biscayne condo fees vary by construction decade?

Retained usable-fee sample after city trimming, Key Biscayne: monthly-equivalent fee by recorded YearBuilt decade. Groups below 10 are not interpreted; 10–29 require caution. Counts use records with usable fees and years.

The local construction-age comparison requires at least 10 listings in each group with usable fees and years. No regional figure is substituted. Ask for the association budget and applicable inspection and reserve documents; the age comparison does not determine legal obligations or what a fee covers.

How do Key Biscayne condo fees change with asking price?

Asking price band	Listings	Median fee / month	Fee as share of price / year
Under $250K	0	too few	—
$250K to $500K	5	too few	—
$500K to $1M	22	$1,269	1.83%
$1M and up	69	$2,051	1.12%

The annual-fee/current-asking-price ratio compares recorded carrying costs within the retained sample. It does not prove that fees rise with price or describe a buyer's final payment. Groups below 10 are not interpreted; 10–29 require caution.

What coverage is recorded in Key Biscayne? Shares use 83 retained listings with a coverage field

Within the retained sample after exclusions and trimming, each coverage share uses the 83 records with at least one coverage item, not all 96 retained records. Items can overlap; blank fields do not establish absence.

Two fees of $1,799 are not the same fee if one includes building insurance, water and a reserve contribution and the other does not. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.

What sits on top of the fee in Key Biscayne? Special assessments, memberships and leases

These keyword flags use all 96 retained records after exclusions and trimming, including records without remarks. Land-lease flags also use the recorded land-lease field. We add no charges inferred from remarks. Neither positive nor blank flags independently verify an obligation or its absence.

8.3%Special assessment mentioned8 of 96 listings; listing remarks mention a special assessment in any form

1%Assessment described as pending or ongoing1 of 96 listings; remarks describe an assessment the buyer would carry (monthly balance, buyer assumes, through a future year)

6.2%Assessment described as paid or none6 of 96 listings; remarks say there is no assessment or the seller has paid it

0%Club or equity membership required0 of 96 listings; remarks describe a mandatory club, golf, social or equity membership

0%Capital contribution at closing0 of 96 listings; remarks mention a capital contribution or working-capital payment

0%Land or recreation lease0 of 96 listings; MLS land-lease field set, or remarks mention a land or recreation lease

2.1%Milestone or structural inspection mentioned2 of 96 listings; remarks mention a milestone inspection, SIRS, 40/50-year recertification or structural integrity work

0%Reserves described as funded0 of 96 listings; remarks describe reserves as funded, healthy or strong

Which Key Biscayne developments are for sale, and what do they ask in fees?

4 Key Biscayne development reports go deeper than this table: fee position, twelve months of closed sales, price cuts, unit mix and enclave or tower breakdowns, updated daily. Linked names below open them.

Displayed development groups within the retained city sample after exclusions and trimming, capped at 60. This is not a census of all communities. Names are normalized MLS text and may split or combine spelling variants. Fewer than 10 is anecdotal; 10–29 requires caution. Flags use retained records in each group. Main fee medians and retained counts remain shown; group fee-per-area, construction-year and asking-price medians are withheld (—) because their separate qualifying counts are unavailable, not because those values are proven wrong.

Smaller developments, 5 to 9 for sale (6, anecdotal)

Development	Master community	For sale	Median fee / mo	Per sq ft	Built	Median asking	Assessment	Membership
Commodore Club West	—	7	not interpreted	—	—	—	0	—
Key Colony	—	7	not interpreted	—	—	—	0	—
Oceana Key Biscayne	—	7	not interpreted	—	—	—	0	—
Casa Del Mar	—	6	not interpreted	—	—	—	0	—
Commodore Club South Cond	—	5	not interpreted	—	—	—	1	—
Island House Apt Co	—	5	not interpreted	—	—	—	0	—

Where the development figures come from

All 4 Key Biscayne development reports

Available Key Biscayne development reports compare fees, closed sales, recorded asking-price differences and unit mix. Refresh is scheduled daily; use each report's own date, qualifying counts and methodology.

Key Colony · 7 on the market · median $1,860/mo · 23 sold in 12 months
Towers of Key Biscayne · 4 on the market · 25 sold in 12 months
Commodore Club South · 5 on the market · median $1,298/mo · 10 sold in 12 months
The Emeraldbay Key Colo · 3 on the market · 10 sold in 12 months

Are Key Biscayne condo fees rising? Trend since tracking began

Median monthly-equivalent fee, Key Biscayne, daily since 2026-09-06: $1,733 to $1,799.

More live Key Biscayne 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 days34.3%12 of 35 active Key Biscayne houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 143 days, n=35 nonmissing. Small sample: 30–39 active.See Key Biscayne price cuts →Rentals: annual and season$9,000/momedian asking rent across 171 Key Biscayne lease listings63% are offered furnished; season runs November into late April or early MaySee Key Biscayne rentals →Key Biscayne market report136houses and condominiums for sale in Key Biscayne right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Key Biscayne market →

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

Key Biscayne seller edition, October 2026

Keep these Key Biscayne numbers. We update them every day.

For journalists: the Key Biscayne condo fee numbers, ready to run

The English news kit offers headline options, a lede, a fact box, quotes, standalone charts and methodology. Use the download's own figures, statistical date and revision notice; it is not necessarily the same edition as this page. Current-kit refresh is scheduled daily. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.

Headline options today

Key Biscayne condo monthly association fees have a median of $1,799 in the retained usable-fee sample of 96 listings, 125% above the five-county median
In Key Biscayne's retained usable-fee sample (96 listings after exclusions and percentile trimming), 89.6% have monthly-equivalent fees of $1,000 or more and 3.1% are below $500
Key Biscayne's retained usable-fee sample (n=96): reported monthly-equivalent association fees range from $1,298 to $2,720 at the 25th to 75th percentiles

Quotable

"The median monthly-equivalent association fee in Key Biscayne's retained usable-fee sample (n=96), after exclusions and percentile trimming, is $1,799, compared with $800 in the separately trimmed five-county sample."

Download

Full press kit (zip, 1228 KB): PDF, plain text, three PNG charts, captions and alt text
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Plain text, paste-ready
Key Biscayne condos, retained usable-fee sample (n=96): median $1,799/month, 125% above the five-county median of $800 (PNG)
38.5% of Key Biscayne's retained usable-fee sample (96 listings) falls in the $2,000 and up monthly band (PNG)
Key Biscayne condo fees by recorded decade built, retained usable-fee sample (n=96) (PNG)

Need a number or a licensed quote

Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.

What should a buyer or seller do with these numbers?

Buyers

Use $1,799 a month, or $1.18 per square foot, as the Key Biscayne midpoint; ask why a unit sits far outside $1,298 to $2,720.
Ask for three documents before you fall in love: the current budget, the reserve study, and the latest milestone or structural report. 8.3% of Key Biscayne listings bring up a special assessment on their own.
If the community has a master association, confirm both layers are in the quoted fee; 0% of Key Biscayne listings show two.

Sellers

State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 96 other Key Biscayne listings.
If an assessment is paid or none is pending, say so plainly; 6.2% of your competition already does.
A fee above $2,720 is not a defect if the coverage justifies it; list the coverage.

Media writers

Angle: Key Biscayne condo fees run 125% above the five-county median ($1,799 vs $800); 89.6% of listings ask $1,000 or more.
Attribute page figures to PBP Real Estate analysis of BeachesMLS listing data, as of October 18, 2026. For a download, use its own date, figures and revision; refresh is scheduled daily, not guaranteed.

Questions people actually ask about Key Biscayne condo fees

What is the median fee in Key Biscayne?

How are fee frequencies and association layers handled?

Within the retained sample after exclusions and percentile trimming, 37.5% have quarterly frequency. Quarterly fees are divided by three, semiannual by six and annual by twelve. Usable MLS fee layers are summed. 0 of 96 retained listings (0%) have a second layer. Unusable fee records are excluded rather than assigning a missing frequency.

What does the fee cover, and are assessment mentions verified?

Within the retained sample after exclusions and percentile trimming, 83 listings record at least one coverage item: Trash: 71.1%; Common areas: 69.9%; Water: 68.7%; Pool: 60.2%; Grounds: 54.2%; Sewer: 48.2%. Coverage shares use that denominator. Assessment mentions are 8 of 96 retained listings (8.3%), classified by keywords; no charges inferred from remarks are added to the fee. A blank field does not verify absence. Ask the association for current budget, coverage and charges.

Which denominators and date apply?

How to cite this page

Free to reuse with attribution and a link to PBP Real Estate. Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "Key Biscayne condo fees, South Florida Condo Fee Index," as of October 18, 2026, https://www.pbprealestate.com/condo-fees-key-biscayne/

For a versioned edition, use its own figures, original statistical date and revision notice. Corrections are disclosed publicly and may produce a corrected reissue. The monthly snapshot may differ from this current page; do not attach today's figure to the monthly citation:

PBP Real Estate analysis of BeachesMLS listing data, "Key Biscayne condo fees, South Florida Condo Fee Index, October 2026," https://www.pbprealestate.com/press/key-biscayne/2026-10/

Method: South Florida Condo Fee Index. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.

How these figures are built

Snapshot 2026-10-18; retrieved 2026-10-18T10:02:49.950167+00:00; aggregate generated 2026-10-18T10:06:28+00:00; source 61349 rows, SHA-256 14078fdc9e36727f9c5cada343dfca8b449ce3b793e888f25471169fab8edd90. Statistical date, retrieval and publication are distinct. “Key Biscayne” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings.Active segment counts by recorded county: Miami-Dade: 101.

Quarterly fees are divided by three, semiannual by six and annual by twelve; usable association layers are summed. Unusable fee records are excluded rather than guessing frequency. Current-price-band annual ratios use positive asking prices in the band, n shown; the overall annual ratio uses ListPrice ≥$20,000. These denominators are not interchangeable.

Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. “Key Biscayne” groups the MLS City field within the five counties. It can span county lines and is not a municipal-boundary verification. The county comparison is calculated separately and can include this city's listings. 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.

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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