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

Nine Island Avenue, Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, 4 Nine Island Avenue condominiums are listed for sale in Miami Beach, and 2 more are under contract. 1 of 4 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 13 Nine Island Avenue condos closed at a median $1,800,000, a median 9% under their original asking price.

Key takeaways

  • Fewer than five Nine Island Avenue listings state a fee today; the Miami Beach condo median is $1,130/mo.
  • 13 Nine Island Avenue condos closed October 2025 to September 2026 at a median $1,800,000, 90.9% of original asking price.
  • 4 Nine Island Avenue condos are for sale as of October 18, 2026; 1 of 4 show a current asking price below original.
  • 3.7 months of supply at the current sales pace (4 for sale against 1.1 sales a month).
  • Buildings here date from 1981, so Florida milestone inspection rules apply.

Small sample: Nine Island Avenue 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.

Condos sold: median price, 12 months$1.8M13 closings October–September 2026; $1,055 per sq ft
Condos for sale42 under contract
Recorded below original asking1 of 4current asking versus original among active listings; not price history
Months of supply3.74 for sale ÷ 1.1 sales a month
Built1981buildings 30+ years old fall under Florida milestone inspection rules

For Nine Island Avenue owners

Own a condo in Nine Island Avenue? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Nine Island Avenue 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 Nine Island Avenue 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 Nine Island Avenue 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 Nine Island Avenue? Email me when a new Nine Island Avenue unit lists, or browse every unit for sale.

For buyers and sellers: With 4 units for sale, compare current competition on price and condition.

The story for media: "13 condominiums in Nine Island Avenue, Miami Beach, sold between October 2025 and September 2026 at a median price of $1,800,000, or 90.9% of their original asking price, while 4 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Nine Island Avenue, month by month

13 condo closings from October 2025 to September 2026, median $1,800,000; bars count sales, dots mark the monthly median where three or more closed
40Oct: 0 closedOctNov: 1 closedNov1Dec: 1 closedDec1Jan: 0 closedJanFeb: 1 closedFeb1Mar: 0 closedMarApr: 2 closedApr2May: 0 closedMayJun: 0 closedJunJul: 4 closed, median $1,738,550Jul4Aug: 1 closedAug1Sep: 3 closed, median $1,800,000Sep3Jul median $1,738,550Sep median $1,800,000Monthly median sold price $1.74M to $1.8MOctober 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.

90.9%of original asking price, median condo sale91.3% of the final asking price
$1,055condo sold price per square footmedian of closed sales
56recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
69.2%cash salesas recorded in the MLS buyer-financing field
91.7%Miami Beach condos, sold to original asking1,573 city closings, same window

Range $712,394 to $4,845,000. 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 Nine Island Avenue fee sits among Miami Beach condos

Fewer than five Nine Island Avenue listings state a fee today, so no fee position is drawn. The Miami Beach condo median is $1,130/mo; the middle half runs $748 to $1,808.

What condos are for sale in Nine Island Avenue today

4 condos by size
2 bed4 for sale · median $2.2M

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 6 listings
1condos recorded below original askingof 4 active listings

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

2mention a special assessment2 of 4 listings
0state an age restriction (55+)0 of 4 listings; confirm with the association
0mention a required membership0 of 4 listings
0mention a land or recreation lease0 of 4 listings
1mention a milestone inspection or recertification1 of 4 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 Nine Island Avenue buyer

Special assessment mentioned, 2 of 4 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 4 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 Nine Island Avenue report a median year built of 1981. 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 Nine Island Avenue?

What is the condo fee in Nine Island Avenue, Miami Beach?

Fewer than five Nine Island Avenue listings state a fee today, so no fee median is shown. The Miami Beach condo median is $1,130 a month. 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 Nine Island Avenue sell for?

13 Nine Island Avenue condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,800,000 ($1,055 per square foot), ranging from $712,394 to $4,845,000. The median sale closed at 90.9% of the original asking price and 91.3% of the final asking price, after a median 56 cumulative days on market. 69.2% 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 Nine Island Avenue condos are for sale, and are prices being cut?

4 Nine Island Avenue condominiums are listed as of October 18, 2026; 2 more are under contract. 1 of 4 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 3.7 months; not a sale-time forecast.

Does Nine Island Avenue have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 4 Nine Island Avenue listings for sale, 2 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 Nine Island Avenue 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 Nine Island Avenue, 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. Nine Island Avenue 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 Nine Island Avenue, 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 Nine Island Avenue

Straight-line distance from Nine Island Avenue; 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 Nine Island Avenue 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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