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

Mirador 1000, Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 25 active Mirador 1000 listings with a usable fee is $1,046, 7% below the Miami Beach condo median of $1,130. 26 Mirador 1000 condominiums are listed for sale in Miami Beach, and 1 more are under contract. 7 of 26 active listings have recorded current asking price below original (26.9%).

Over the twelve months October 2025 to September 2026, 26 Mirador 1000 condos closed at a median $453,750, a median 6% under their original asking price.

Key takeaways

  • Median listed association fee in Mirador 1000: $1,046/mo across 25 active listings with a usable fee, 7% below the Miami Beach condo median of $1,130.
  • 26 Mirador 1000 condos closed October 2025 to September 2026 at a median $453,750, 93.7% of original asking price.
  • 26 Mirador 1000 condos are for sale as of October 18, 2026 at a median asking price of $379,250; 7 of 26 show a current asking price below original (26.9%).
  • 12 months of supply at the current sales pace (26 for sale against 2.2 sales a month).
  • Buildings here date from 1968, so Florida milestone inspection rules apply.

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$1,046Miami Beach condos $1,130; 25 listings state a fee
Condos sold: median price, 12 months$454K26 closings October–September 2026; $551 per sq ft
Median condo asking price$379K26 for sale; $508 per sq ft
Recorded below original asking26.9%7 of 26 active records; median reduction $60,500; separate median 13.8% among those 7
Months of supply1226 for sale ÷ 2.2 sales a month
Built1968buildings 30+ years old fall under Florida milestone inspection rules

For Mirador 1000 owners

Own a condo in Mirador 1000? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Mirador 1000 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 Mirador 1000 already accounted for.

34.7% of active condo listings in Miami Beach have a recorded asking price below their original list price. For fee comparisons, Mirador 1000, Miami Beach has 25 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 Mirador 1000 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 Mirador 1000? Email me when a new Mirador 1000 unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $379,250 while the last twelve months of sales closed at a median $453,750, 93.7% of the original asking price. That gap, plus 26 competing units and 12 months of supply at the current sales pace, is the pricing reality a Mirador 1000 seller starts from; the listed fee median of $1,046/mo among 25 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: "26 condominiums in Mirador 1000, Miami Beach, sold between October 2025 and September 2026 at a median price of $453,750, or 93.7% of their original asking price, while 26 remain for sale; the median listed monthly-equivalent association fee is $1,046 among 25 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 Mirador 1000, month by month

26 condo closings from October 2025 to September 2026, median $453,750; bars count sales, dots mark the monthly median where three or more closed
30Oct: 3 closed, median $280,000Oct3Nov: 2 closedNov2Dec: 2 closedDec2Jan: 3 closed, median $545,000Jan3Feb: 2 closedFeb2Mar: 1 closedMar1Apr: 3 closed, median $525,000Apr3May: 3 closed, median $457,500May3Jun: 3 closed, median $640,000Jun3Jul: 3 closed, median $475,000Jul3Aug: 1 closedAug1Sep: 0 closedSepOct median $280,000Jan median $545,000Apr median $525,000May median $457,500Jun median $640,000Jul median $475,000Monthly median sold price $280K to $640KOctober 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.

93.7%of original asking price, median condo sale95% of the final asking price
$551condo sold price per square footasking today $508
60recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
57.7%cash salesas recorded in the MLS buyer-financing field
91.7%Miami Beach condos, sold to original asking1,573 city closings, same window

Range $215,000 to $1,070,000. 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 Mirador 1000 fee sits among Miami Beach condos

Mirador 1000 median $1,046/mo against the Miami Beach middle half ($748 to $1,808) and median ($1,130); 45.4% of Miami Beach condo listings ask less.
Miami Beach median $1,130Mirador 1000 $1,046$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.

Inside Mirador 1000 the middle half of fees runs $753 to $1,130 a month ($1.33 per square foot). Units that sold in the last twelve months carried a median fee of $1,130 at the time of listing.

What the Mirador 1000 fee includes, as entered by listing brokers

  • Trash 60.9%
  • Water 56.5%
  • Common areas 52.2%
  • Sewer 52.2%
  • Cable TV 52.2%
  • Pool 43.5%
  • Building insurance 43.5%
  • Structure maintenance 43.5%
  • Internet 43.5%
  • Security 39.1%

Share of the 23 Mirador 1000 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 Mirador 1000 today

26 condos by size, with the median asking price of each group
Studio12 for sale · median $299K1 bed12 for sale · median $425K2 bed2 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.

3.7%of condos are under contract1 of 27 listings
$60,500median reduction among below-original recordsseparate median reduction 13.8%; both among 7 below-original records
146median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$275K–$980Kcondo asking price rangemedian $379,250

See every Mirador 1000 listing with photos, fees and days on market, or get an email when a new Mirador 1000 unit lists.

4mention a special assessment4 of 26 listings (15.4%)
0state an age restriction (55+)0 of 26 listings (0%); confirm with the association
0mention a required membership0 of 26 listings (0%)
0mention a land or recreation lease0 of 26 listings (0%)
1mention a milestone inspection or recertification1 of 26 listings (3.8%)

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 Mirador 1000 buyer

Special assessment mentioned, 4 of 26 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 26 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 Mirador 1000 report a median year built of 1968. 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 Mirador 1000?

What is the condo fee in Mirador 1000, Miami Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 25 Mirador 1000 condominiums for sale that state a fee is $1,046; the middle half runs $753 to $1,130. That is 7% below 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 Mirador 1000 sell for?

26 Mirador 1000 condominiums closed between October 1, 2025 and September 30, 2026 at a median $453,750 ($551 per square foot), ranging from $215,000 to $1,070,000. The median sale closed at 93.7% of the original asking price and 95% of the final asking price, after a median 60 cumulative days on market. 57.7% 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 Mirador 1000 condos are for sale, and are prices being cut?

26 Mirador 1000 condominiums are listed as of October 18, 2026, asking from $274,900 to $980,000, median $379,250; 1 more are under contract. 7 of 26 active records have current ListPrice below OriginalListPrice (26.9%). Among those 7 records, median reduction is $60,500 and 13.8%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 146 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 12 months; not a sale-time forecast.

Does Mirador 1000 have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 26 Mirador 1000 listings for sale, 4 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 Mirador 1000 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 Mirador 1000, 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. 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 Mirador 1000, 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 Mirador 1000

Straight-line distance from Mirador 1000; median monthly fee and units on the market from the same daily snapshot.

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 Mirador 1000 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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