South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami Beach, Miami-Dade County
The Decoplage, Miami Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 37 active The Decoplage listings with a usable fee is $1,104, in line with the Miami Beach condo median of $1,130. 37 The Decoplage condominiums are listed for sale in Miami Beach, and 2 more are under contract. 9 of 37 active listings have recorded current asking price below original (24.3%).
Over the twelve months October 2025 to September 2026, 25 The Decoplage condos closed at a median $450,000, a median 9% under their original asking price.
Key takeaways
- Median listed association fee in The Decoplage: $1,104/mo across 37 active listings with a usable fee, in line with the Miami Beach condo median of $1,130.
- 25 The Decoplage condos closed October 2025 to September 2026 at a median $450,000, 91% of original asking price.
- 37 The Decoplage condos are for sale as of October 18, 2026 at a median asking price of $495,000; 9 of 37 show a current asking price below original (24.3%).
- 17.8 months of supply at the current sales pace (37 for sale against 2.1 sales a month).
- Buildings here date from 1965, 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.
For The Decoplage owners
Own a condo in The Decoplage? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing The Decoplage 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 The Decoplage already accounted for.
24.3% of active condo listings in The Decoplage, Miami Beach have a recorded asking price below their original list price. For fee comparisons, The Decoplage, Miami Beach has 37 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 The Decoplage 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 The Decoplage? Email me when a new The Decoplage unit lists, or browse every unit for sale.
Own in The Decoplage? 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 The Decoplage condo correctlyFor buyers and sellers: Sellers here are asking a median $495,000 while the last twelve months of sales closed at a median $450,000, 91% of the original asking price. That gap, plus 37 competing units and 17.8 months of supply at the current sales pace, is the pricing reality a The Decoplage seller starts from; the listed fee median of $1,104/mo among 37 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: "25 condominiums in The Decoplage, Miami Beach, sold between October 2025 and September 2026 at a median price of $450,000, or 91% of their original asking price, while 37 remain for sale; the median listed monthly-equivalent association fee is $1,104 among 37 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 The Decoplage, 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 $249,000 to $3,150,000. 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 The Decoplage 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 The Decoplage the middle half of fees runs $860 to $1,323 a month ($1.55 per square foot). Units that sold in the last twelve months carried a median fee of $1,044 at the time of listing.
What the The Decoplage fee includes, as entered by listing brokers
- Cable TV 89.2%
- Internet 86.5%
- Water 67.6%
- Common areas 64.9%
- Trash 56.8%
- Security 54.1%
- Sewer 51.4%
- Building insurance 35.1%
- Hot water 35.1%
- Pool 32.4%
Share of the 37 The Decoplage 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 The Decoplage 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 The Decoplage listing with photos, fees and days on market, or get an email when a new The Decoplage 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.
What the recorded flags mean for a The Decoplage buyer
- Special assessment mentioned, 14 of 37 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. 2 of these listings describe the assessment as pending or carried by the buyer.
- Milestone inspection or recertification mentioned, 4 of 37 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 The Decoplage report a median year built of 1965. 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.
- Land or recreation lease mentioned, 1 of 37 listings
- Some older South Florida communities sit on leased land or pay a recreation lease for clubhouse and pool facilities. The lease payment is a separate recurring cost, may escalate on a schedule and runs for a fixed term. Ask for the lease, its remaining term, the current payment and any escalation clause, and ask your lender how it treats the lease before you write an offer.
- No-pets rule mentioned, 1 of 37 listings
- Pet rules come from the declaration and the association rules and can limit number, weight or breed, or prohibit pets. Assistance animals for a person with a disability are handled under fair-housing law and are not pets for this purpose. Ask for the current written rule.
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 The Decoplage?
What is the condo fee in The Decoplage, Miami Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 37 The Decoplage condominiums for sale that state a fee is $1,104; the middle half runs $860 to $1,323. That is in line with 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 The Decoplage sell for?
25 The Decoplage condominiums closed between October 1, 2025 and September 30, 2026 at a median $450,000 ($701 per square foot), ranging from $249,000 to $3,150,000. The median sale closed at 91% of the original asking price and 93.6% of the final asking price, after a median 109 cumulative days on market. 72% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 2 October 2026 closings have been reported so far and are not in the medians.
How many The Decoplage condos are for sale, and are prices being cut?
37 The Decoplage condominiums are listed as of October 18, 2026, asking from $299,000 to $3,199,000, median $495,000; 2 more are under contract. 9 of 37 active records have current ListPrice below OriginalListPrice (24.3%). Among those 9 records, median reduction is $11,000 and 3.1%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 189 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 17.8 months; not a sale-time forecast.
Does The Decoplage have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 37 The Decoplage listings for sale, 14 mention a special assessment in the public remarks (2 describe one as pending or carried by the buyer); 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 1 mentions a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this The Decoplage 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 The Decoplage, 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 The Decoplage, 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 The Decoplage
Straight-line distance from The Decoplage; 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 The Decoplage 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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