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

Belle Isle, Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 5 active Belle Isle listings with a usable fee is $1,211, 7% above the Miami Beach condo median of $1,130. 5 Belle Isle condominiums are listed for sale in Miami Beach. 3 of 5 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 14 Belle Isle condos closed at a median $615,000, a median 9% under their original asking price.

Small sample: Belle Isle 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.

For buyers and sellers: Sellers here are asking a median $495,888 while the last twelve months of sales closed at a median $615,000, 90.9% of the original asking price. That gap, plus 5 competing units and 4.3 months of supply at the current sales pace, is the pricing reality a Belle Isle seller starts from; the listed fee median of $1,211/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: "14 condominiums in Belle Isle, Miami Beach, sold between October 2025 and September 2026 at a median price of $615,000, or 90.9% of their original asking price, while 5 remain for sale; the median listed monthly-equivalent association fee is $1,211 among 5 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

Download the Belle Isle, Miami Beach 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.

Method: listings whose MLS subdivision field maps to Belle Isle 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), Miami Beach, 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.