South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami Beach, Miami-Dade County
South Beach, Miami Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 16 active South Beach listings with a usable fee is $1,544, 37% above the Miami Beach condo median of $1,130. 16 South Beach condominiums are listed for sale in Miami Beach, and 3 more are under contract. 9 of 16 active listings have recorded current asking price below original (56.2%).
Over the twelve months October 2025 to September 2026, 19 South Beach condos closed at a median $825,000, a median 8% under their original asking price.
Key takeaways
- Median listed association fee in South Beach: $1,544/mo across 16 active listings with a usable fee, 37% above the Miami Beach condo median of $1,130.
- 19 South Beach condos closed October 2025 to September 2026 at a median $825,000, 91.9% of original asking price.
- 16 South Beach condos are for sale as of October 18, 2026 at a median asking price of $1,004,000; 9 of 16 show a current asking price below original (56.2%).
- 10.1 months of supply at the current sales pace (16 for sale against 1.6 sales a month).
Small sample: South Beach 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 South Beach owners
Own a condo in South Beach? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing South Beach 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 South Beach 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, South Beach, Miami Beach has 16 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 South Beach 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.
Request a pricing opinion for your property
Buying in South Beach? Email me when a new South Beach unit lists, or browse every unit for sale.
Own in South Beach? Pricing correctly is a skill. Gia Freer prices your condo from this data, with the association fee factored in.
Ask Ava about this dataPrice my South Beach condo correctlyFor buyers and sellers: Sellers here are asking a median $1,004,000 while the last twelve months of sales closed at a median $825,000, 91.9% of the original asking price. That gap, plus 16 competing units and 10.1 months of supply at the current sales pace, is the pricing reality a South Beach seller starts from; the listed fee median of $1,544/mo among 16 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: "19 condominiums in South Beach, Miami Beach, sold between October 2025 and September 2026 at a median price of $825,000, or 91.9% of their original asking price, while 16 remain for sale; the median listed monthly-equivalent association fee is $1,544 among 16 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 South Beach, month by month
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.
Range $500,000 to $2,800,000. 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 South Beach fee sits among Miami Beach condos
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 South Beach the middle half of fees runs $1,368 to $1,636 a month ($1.39 per square foot). Units that sold in the last twelve months carried a median fee of $1,524 at the time of listing.
What the South Beach fee includes, as entered by listing brokers
- Trash 93.8%
- Water 87.5%
- Sewer 75%
- Security 68.8%
- Pool 62.5%
- Common areas 62.5%
- Grounds 62.5%
- Cable TV 62.5%
- Reserve fund 50%
- Building insurance 50%
Share of the 16 South Beach 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 South Beach 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.
See every South Beach listing with photos, fees and days on market, or get an email when a new South Beach unit lists.
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.
Which South Beach enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
| Sub-community | Condos for sale | Under contract | Median fee / mo | Median asking | Recorded below original | Sold, 12 mo | Median sold | Built |
|---|---|---|---|---|---|---|---|---|
| The Waverly | 12 | 2 | $1,524 | $872K | 50% | 12 | $818K | 2001 |
| The Courts | 3 | 1 | $1,563 | $1.19M | — | 6 | $873K | 1999 |
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 recorded flags mean for a South Beach buyer
- Special assessment mentioned, 2 of 16 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 16 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 South Beach report a median year built of 2001. 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 South Beach?
What is the condo fee in South Beach, Miami Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 16 South Beach condominiums for sale that state a fee is $1,544; the middle half runs $1,368 to $1,636. That is 37% 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 South Beach sell for?
19 South Beach condominiums closed between October 1, 2025 and September 30, 2026 at a median $825,000 ($677 per square foot), ranging from $500,000 to $2,800,000. The median sale closed at 91.9% of the original asking price and 94% of the final asking price, after a median 54 cumulative days on market. 68.4% 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 South Beach condos are for sale, and are prices being cut?
16 South Beach condominiums are listed as of October 18, 2026, asking from $485,000 to $1,395,000, median $1,004,000; 3 more are under contract. 9 of 16 active records have current ListPrice below OriginalListPrice (56.2%). Among those 9 records, median reduction is $46,000 and 5.8%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 94 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 10.1 months; not a sale-time forecast.
Which South Beach enclaves or buildings have the most for sale?
South Beach listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today The Waverly (12 for sale, median fee $1,524, 12 sold at a median $818,250); The Courts (3 for sale, median fee $1,563, 6 sold at a median $872,500). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does South Beach have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 16 South Beach 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 South Beach 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 South Beach or one of its enclaves, 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. South Beach 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 South Beach, 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 South Beach
Straight-line distance from South Beach; 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.
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 South Beach 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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