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

South Pointe, 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 South Pointe listings with a usable fee is $2,012, 78% above the Miami Beach condo median of $1,130. 5 South Pointe condominiums are listed for sale in Miami Beach. 2 of 5 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 15 South Pointe condos closed at a median $1,475,000, a median 5% under their original asking price.

Key takeaways

  • Median listed association fee in South Pointe: $2,012/mo across 5 active listings with a usable fee, 78% above the Miami Beach condo median of $1,130.
  • 15 South Pointe condos closed October 2025 to September 2026 at a median $1,475,000, 95.2% of original asking price.
  • 5 South Pointe condos are for sale as of October 18, 2026 at a median asking price of $1,499,900; 2 of 5 show a current asking price below original.
  • 4 months of supply at the current sales pace (5 for sale against 1.3 sales a month).
  • Buildings here date from 1987, so Florida milestone inspection rules apply.

Small sample: South Pointe 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$2,012Miami Beach condos $1,130; 5 listings state a fee
Condos sold: median price, 12 months$1.48M15 closings October–September 2026; $1,266 per sq ft
Median condo asking price$1.5M5 for sale; $1,439 per sq ft
Recorded below original asking2 of 5current asking versus original among active listings; not price history
Months of supply45 for sale ÷ 1.3 sales a month
Built1987buildings 30+ years old fall under Florida milestone inspection rules

For South Pointe owners

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

Buyers comparing South Pointe 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 Pointe 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 South Pointe 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 South Pointe? Email me when a new South Pointe unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $1,499,900 while the last twelve months of sales closed at a median $1,475,000, 95.2% of the original asking price. That gap, plus 5 competing units and 4 months of supply at the current sales pace, is the pricing reality a South Pointe seller starts from; the listed fee median of $2,012/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: "15 condominiums in South Pointe, Miami Beach, sold between October 2025 and September 2026 at a median price of $1,475,000, or 95.2% of their original asking price, while 5 remain for sale; the median listed monthly-equivalent association fee is $2,012 among 5 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 Pointe, month by month

15 condo closings from October 2025 to September 2026, median $1,475,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 1 closedOct1Nov: 0 closedNovDec: 1 closedDec1Jan: 0 closedJanFeb: 3 closed, median $1,390,000Feb3Mar: 1 closedMar1Apr: 2 closedApr2May: 2 closedMay2Jun: 2 closedJun2Jul: 1 closedJul1Aug: 0 closedAugSep: 2 closedSep2Feb median $1,390,000October 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.

95.2%of original asking price, median condo sale95.9% of the final asking price
$1,266condo sold price per square footasking today $1,439
37recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
73.3%cash salesas recorded in the MLS buyer-financing field
91.7%Miami Beach condos, sold to original asking1,573 city closings, same window

Range $875,000 to $3,900,000. 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 Pointe fee sits among Miami Beach condos

South Pointe median $2,012/mo against the Miami Beach middle half ($748 to $1,808) and median ($1,130); 78.9% of Miami Beach condo listings ask less.
Miami Beach median $1,130South Pointe $2,012$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 South Pointe fee includes, as entered by listing brokers

  • Sewer 80%
  • Trash 80%
  • Water 80%
  • Internet 60%
  • Pool 60%
  • Grounds 60%
  • Hot water 40%
  • Common areas 40%
  • Reserve fund 40%
  • Recreation facilities 40%

Share of the 5 South Pointe 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 Pointe today

5 condos by size, with the median asking price of each group
2 bed5 for sale · median $1.5M

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.

0condos under contract0 of 5 listings
2condos recorded below original askingof 5 active listings
99median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$1.32M–$2.75Mcondo asking price rangemedian $1,499,900

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

0mention a special assessment0 of 5 listings
0state an age restriction (55+)0 of 5 listings; confirm with the association
0mention a required membership0 of 5 listings
0mention a land or recreation lease0 of 5 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 South Pointe?

What is the condo fee in South Pointe, Miami Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 5 South Pointe condominiums for sale that state a fee is $2,012. That is 78% 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 Pointe sell for?

15 South Pointe condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,475,000 ($1,266 per square foot), ranging from $875,000 to $3,900,000. The median sale closed at 95.2% of the original asking price and 95.9% of the final asking price, after a median 37 cumulative days on market. 73.3% 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 Pointe condos are for sale, and are prices being cut?

5 South Pointe condominiums are listed as of October 18, 2026, asking from $1,325,000 to $2,750,000, median $1,499,900; 0 more are under contract. 2 of 5 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 99 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 4 months; not a sale-time forecast.

Does South Pointe have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 5 South Pointe 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 South Pointe 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 Pointe, 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 Pointe 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 Pointe, 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 Pointe

Straight-line distance from South Pointe; 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 South Pointe 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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