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

La Gorce Palace, Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 8 active La Gorce Palace listings with a usable fee is $2,024, 79% above the Miami Beach condo median of $1,130. 8 La Gorce Palace condominiums are listed for sale in Miami Beach, and 1 more are under contract. 2 of 8 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 11 La Gorce Palace condos closed at a median $1,125,000, a median 13% under their original asking price.

Key takeaways

  • Median listed association fee in La Gorce Palace: $2,024/mo across 8 active listings with a usable fee, 79% above the Miami Beach condo median of $1,130.
  • 11 La Gorce Palace condos closed October 2025 to September 2026 at a median $1,125,000, 86.8% of original asking price.
  • 8 La Gorce Palace condos are for sale as of October 18, 2026 at a median asking price of $1,022,500; 2 of 8 show a current asking price below original.
  • 8.7 months of supply at the current sales pace (8 for sale against 0.9 sales a month).
  • Buildings here date from 1995 to 1997, so Florida milestone inspection rules apply.

Small sample: La Gorce Palace 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$2,024Miami Beach condos $1,130; 8 listings state a fee
Condos sold: median price, 12 months$1.13M11 closings October–September 2026; $753 per sq ft
Median condo asking price$1.02M8 for sale; $836 per sq ft
Recorded below original asking2 of 8current asking versus original among active listings; not price history
Months of supply8.78 for sale ÷ 0.9 sales a month
Built1995–1997buildings 30+ years old fall under Florida milestone inspection rules

For La Gorce Palace owners

Own a condo in La Gorce Palace? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing La Gorce Palace 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 La Gorce Palace already accounted for.

34.7% of active condo listings in Miami Beach 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 La Gorce Palace 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.

34.7%Recorded below original
65.3%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
1,693 condos for sale in Miami Beach. 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 La Gorce Palace? Email me when a new La Gorce Palace unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $1,022,500 while the last twelve months of sales closed at a median $1,125,000, 86.8% of the original asking price. That gap, plus 8 competing units and 8.7 months of supply at the current sales pace, is the pricing reality a La Gorce Palace seller starts from; the listed fee median of $2,024/mo among 8 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: "11 condominiums in La Gorce Palace, Miami Beach, sold between October 2025 and September 2026 at a median price of $1,125,000, or 86.8% of their original asking price, while 8 remain for sale; the median listed monthly-equivalent association fee is $2,024 among 8 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 La Gorce Palace, month by month

11 condo closings from October 2025 to September 2026, median $1,125,000; bars count sales, dots mark the monthly median where three or more closed
20Oct: 1 closedOct1Nov: 1 closedNov1Dec: 2 closedDec2Jan: 0 closedJanFeb: 1 closedFeb1Mar: 1 closedMar1Apr: 2 closedApr2May: 1 closedMay1Jun: 0 closedJunJul: 2 closedJul2Aug: 0 closedAugSep: 0 closedSepOctober 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.

86.8%of original asking price, median condo sale94.1% of the final asking price
$753condo sold price per square footasking today $836
237recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
54.5%cash salesas recorded in the MLS buyer-financing field
91.7%Miami Beach condos, sold to original asking1,573 city closings, same window

Range $820,000 to $1,555,000. 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 La Gorce Palace fee sits among Miami Beach condos

La Gorce Palace median $2,024/mo against the Miami Beach middle half ($748 to $1,808) and median ($1,130); 79.1% of Miami Beach condo listings ask less.
Miami Beach median $1,130La Gorce Palace $2,024$449$2,712+

Shaded band = 25th to 75th percentile of Miami Beach 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 La Gorce Palace fee includes, as entered by listing brokers

  • Common areas 85.7%
  • Trash 57.1%
  • Water 57.1%
  • Grounds 57.1%
  • Pool 57.1%
  • Internet 42.9%
  • Cable TV 42.9%
  • Sewer 42.9%
  • Security 42.9%
  • Structure maintenance 28.6%

Share of the 7 La Gorce Palace 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 La Gorce Palace today

8 condos by size, with the median asking price of each group
1 bed2 for sale2 bed6 for sale · median $1.11M

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.

1condos under contract1 of 9 listings
2condos recorded below original askingof 8 active listings
58median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$740K–$1.29Mcondo asking price rangemedian $1,022,500

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

0mention a special assessment0 of 8 listings
0state an age restriction (55+)0 of 8 listings; confirm with the association
0mention a required membership0 of 8 listings
0mention a land or recreation lease0 of 8 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 do buyers and sellers ask about La Gorce Palace?

What is the condo fee in La Gorce Palace, Miami Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 8 La Gorce Palace condominiums for sale that state a fee is $2,024. That is 79% above the Miami Beach condo median of $1,130. 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 La Gorce Palace sell for?

11 La Gorce Palace condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,125,000 ($753 per square foot), ranging from $820,000 to $1,555,000. The median sale closed at 86.8% of the original asking price and 94.1% of the final asking price, after a median 237 cumulative days on market. 54.5% 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 La Gorce Palace condos are for sale, and are prices being cut?

8 La Gorce Palace condominiums are listed as of October 18, 2026, asking from $740,000 to $1,295,000, median $1,022,500; 1 more are under contract. 2 of 8 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 58 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 8.7 months; not a sale-time forecast.

Does La Gorce Palace have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 8 La Gorce Palace 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 La Gorce Palace 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 Miami Beach whose subdivision field names La Gorce Palace, 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. La Gorce Palace 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 La Gorce Palace, 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.

Nearby Miami Beach developments to compare with La Gorce Palace

Straight-line distance from La Gorce Palace; median monthly fee and units on the market from the same daily snapshot.

  • Akoya · under 0.1 mi · median fee $1,500/mo · 9 on the market
  • Maison Grande · under 0.1 mi · median fee $997/mo · 7 on the market
  • Seacoast 5700 · 0.4 mi · median fee $1,531/mo · 12 on the market
  • Arlen Beach · 0.5 mi · median fee $1,385/mo · 11 on the market
  • South Pointe · 5.4 mi · median fee $2,012/mo · 5 on the market
  • 2201 Collins Ave · 3.3 mi · median fee $2,236/mo · 5 on the market

More live Miami Beach 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 days27.4%45 of 164 active Miami Beach houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 96.5 days, n=164 nonmissing.See Miami Beach price cuts →Rentals: annual and season$3,500/momedian asking rent across 1,706 Miami Beach lease listings61% are offered furnished; season runs November into late April or early MaySee Miami Beach rentals →Miami Beach market report1,857houses and condominiums for sale in Miami Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami Beach market →

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

Method: listings whose MLS subdivision field maps to La Gorce Palace 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.

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