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

Commodore Club South, Key Biscayne: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 5 active Commodore Club South listings with a usable fee is $1,298, 28% below the Key Biscayne condo median of $1,799. 5 Commodore Club South condominiums are listed for sale in Key Biscayne, and 2 more are under contract. 4 of 5 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 10 Commodore Club South condos closed at a median $1,168,500, a median 8% under their original asking price.

Key takeaways

  • Median listed association fee in Commodore Club South: $1,298/mo across 5 active listings with a usable fee, 28% below the Key Biscayne condo median of $1,799.
  • 10 Commodore Club South condos closed October 2025 to September 2026 at a median $1,168,500, 92.2% of original asking price.
  • 5 Commodore Club South condos are for sale as of October 18, 2026 at a median asking price of $1,249,000; 4 of 5 show a current asking price below original.
  • 6 months of supply at the current sales pace (5 for sale against 0.8 sales a month).
  • Buildings here date from 1974, so Florida milestone inspection rules apply.

Small sample: Commodore Club 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$1,298Key Biscayne condos $1,799; 5 listings state a fee
Condos sold: median price, 12 months$1.17M10 closings October–September 2026; $896 per sq ft
Median condo asking price$1.25M5 for sale; $991 per sq ft
Recorded below original asking4 of 5current asking versus original among active listings; not price history
Months of supply65 for sale ÷ 0.8 sales a month
Built1974buildings 30+ years old fall under Florida milestone inspection rules

For Commodore Club South owners

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

Buyers comparing Commodore Club 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 Commodore Club South already accounted for.

36.6% of active condo listings in Key Biscayne have a recorded asking price below their original list price.

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 Commodore Club 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.

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.

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 Commodore Club South? Email me when a new Commodore Club South unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $1,249,000 while the last twelve months of sales closed at a median $1,168,500, 92.2% of the original asking price. That gap, plus 5 competing units and 6 months of supply at the current sales pace, is the pricing reality a Commodore Club South seller starts from; the listed fee median of $1,298/mo among 5 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: "10 condominiums in Commodore Club South, Key Biscayne, sold between October 2025 and September 2026 at a median price of $1,168,500, or 92.2% of their original asking price, while 5 remain for sale; the median listed monthly-equivalent association fee is $1,298 among 5 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 Commodore Club South, month by month

10 condo closings from October 2025 to September 2026, median $1,168,500; bars count sales, dots mark the monthly median where three or more closed
30Oct: 3 closed, median $1,275,000Oct3Nov: 0 closedNovDec: 2 closedDec2Jan: 1 closedJan1Feb: 1 closedFeb1Mar: 1 closedMar1Apr: 0 closedAprMay: 0 closedMayJun: 1 closedJun1Jul: 1 closedJul1Aug: 0 closedAugSep: 0 closedSepOct median $1,275,000October 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 sale96.1% of the final asking price
$896condo sold price per square footasking today $991
70recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
50%cash salesas recorded in the MLS buyer-financing field
93.9%Key Biscayne condos, sold to original asking168 city closings, same window

Range $1,020,000 to $2,250,000. 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 Commodore Club South fee sits among Key Biscayne condos

Commodore Club South median $1,298/mo against the Key Biscayne middle half ($1,298 to $2,720) and median ($1,799); 26.7% of Key Biscayne condo listings ask less.
Key Biscayne median $1,799Commodore Club South $1,298$779$4,080+

Shaded band = 25th to 75th percentile of Key Biscayne 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.

What the Commodore Club South fee includes, as entered by listing brokers

  • Security 100%
  • Water 100%
  • Pool 75%
  • Trash 75%
  • Sewer 50%
  • Grounds 50%
  • Hot water 50%
  • Cable TV 50%
  • Common areas 25%
  • Recreation facilities 25%

Share of the 4 Commodore Club 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 Commodore Club South today

5 condos by size, with the median asking price of each group
2 bed4 for sale · median $1.17M4 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.

2condos under contract2 of 7 listings
4condos recorded below original askingof 5 active listings
128median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$1.06M–$4.5Mcondo asking price rangemedian $1,249,000

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

1mention a special assessment1 of 5 listings
0state an age restriction (55+)0 of 5 listings; confirm with the association
0mention a required membership0 of 5 listings
0mention a land or recreation lease0 of 5 listings
1mention a milestone inspection or recertification1 of 5 listings

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 Commodore Club South buyer

Special assessment mentioned, 1 of 5 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.
Milestone inspection or recertification mentioned, 1 of 5 listings
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Commodore Club South report a median year built of 1974. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.

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 Commodore Club South?

What is the condo fee in Commodore Club South, Key Biscayne?

As of October 18, 2026, the median monthly-equivalent association fee across the 5 Commodore Club South condominiums for sale that state a fee is $1,298. That is 28% below the Key Biscayne condo median of $1,799. 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 Commodore Club South sell for?

10 Commodore Club South condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,168,500 ($896 per square foot), ranging from $1,020,000 to $2,250,000. The median sale closed at 92.2% of the original asking price and 96.1% of the final asking price, after a median 70 cumulative days on market. 50% 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 Commodore Club South condos are for sale, and are prices being cut?

5 Commodore Club South condominiums are listed as of October 18, 2026, asking from $1,059,000 to $4,500,000, median $1,249,000; 2 more are under contract. 4 of 5 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 128 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 6 months; not a sale-time forecast.

Does Commodore Club South have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 5 Commodore Club South 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 Commodore Club 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 Key Biscayne whose subdivision field names Commodore Club 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. Commodore Club 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 Commodore Club South, Key Biscayne 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 Key Biscayne developments to compare with Commodore Club South

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

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

Method: listings whose MLS subdivision field maps to Commodore Club 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), Key Biscayne, 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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