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

The Strand On Ocean Drive, Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 15 active The Strand On Ocean Drive listings with a usable fee is $1,535, 36% above the Miami Beach condo median of $1,130. 15 The Strand On Ocean Drive condominiums are listed for sale in Miami Beach. 8 of 15 active listings have recorded current asking price below original (53.3%).

Only 4 The Strand On Ocean Drive condos closed between October 2025 and September 2026, too few for a sold-price median.

Key takeaways

  • Median listed association fee in The Strand On Ocean Drive: $1,535/mo across 15 active listings with a usable fee, 36% above the Miami Beach condo median of $1,130.
  • Only 4 The Strand On Ocean Drive condos closed October 2025 to September 2026, too few for a sold-price median.
  • 15 The Strand On Ocean Drive condos are for sale as of October 18, 2026 at a median asking price of $299,000; 8 of 15 show a current asking price below original (53.3%).
  • Median recorded cumulative days on market among active listings: 65.
  • Buildings here date from 1934 to 2005, so Florida milestone inspection rules apply.

Small sample: The Strand On Ocean Drive 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$1,535Miami Beach condos $1,130; 15 listings state a fee
Median condo asking price$299K15 for sale; $747 per sq ft
Recorded below original asking53.3%8 of 15 active records; median reduction $25,000; separate median 7.2% among those 8
Recorded cumulative days65median nonmissing MLS field; not a reconstructed history
Built1934–2005buildings 30+ years old fall under Florida milestone inspection rules

For The Strand On Ocean Drive owners

Own a condo in The Strand On Ocean Drive? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing The Strand On Ocean Drive 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 Strand On Ocean Drive 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, The Strand On Ocean Drive, Miami Beach has 15 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 Strand On Ocean Drive 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 The Strand On Ocean Drive? Email me when a new The Strand On Ocean Drive unit lists, or browse every unit for sale.

For buyers and sellers: The median listed fee is $1,535/mo among 15 active The Strand On Ocean Drive listings with a usable fee; the published Miami Beach condo fee sample median is $1,130/mo. With 15 units for sale and 53.3% recorded below original asking, compare fee coverage before comparing dollars.

The story for media: "15 condominiums are for sale in The Strand On Ocean Drive, Miami Beach; the median listed monthly-equivalent association fee is $1,535 among 15 active records with a usable fee; 53.3% of active listings have recorded current asking price below original, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in The Strand On Ocean Drive, month by month

Only 4 The Strand On Ocean Drive condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, so no sold-price chart is shown. Miami Beach condos overall: 1,573 closings, median $500,000, 91.7% of original asking.

Where the The Strand On Ocean Drive fee sits among Miami Beach condos

The Strand On Ocean Drive median $1,535/mo against the Miami Beach middle half ($748 to $1,808) and median ($1,130); 66.6% of Miami Beach condo listings ask less.
Miami Beach median $1,130The Strand On Ocean Drive $1,535$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 The Strand On Ocean Drive the middle half of fees runs $1,208 to $1,756 a month ($3.42 per square foot).

What the The Strand On Ocean Drive fee includes, as entered by listing brokers

  • Trash 83.3%
  • Internet 75%
  • Cable TV 75%
  • Water 75%
  • Pool 58.3%
  • Sewer 58.3%
  • Hot water 50%
  • Building insurance 41.7%
  • Structure maintenance 33.3%
  • Common areas 33.3%

Share of the 12 The Strand On Ocean Drive 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 Strand On Ocean Drive today

15 condos by size, with the median asking price of each group
Studio5 for sale · median $300K1 bed9 for sale · median $285K2 bed1 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.

0%of condos are under contract0 of 15 listings
$25,000median reduction among below-original recordsseparate median reduction 7.2%; both among 8 below-original records
65median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$250K–$975Kcondo asking price rangemedian $299,000

See every The Strand On Ocean Drive listing with photos, fees and days on market, or get an email when a new The Strand On Ocean Drive unit lists.

0mention a special assessment0 of 15 listings (0%)
0state an age restriction (55+)0 of 15 listings (0%); confirm with the association
0mention a required membership0 of 15 listings (0%)
0mention a land or recreation lease0 of 15 listings (0%)

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 The Strand On Ocean Drive?

What is the condo fee in The Strand On Ocean Drive, Miami Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 15 The Strand On Ocean Drive condominiums for sale that state a fee is $1,535; the middle half runs $1,208 to $1,756. That is 36% 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 The Strand On Ocean Drive sell for?

Only 4 The Strand On Ocean Drive condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The Miami Beach condo market closed 1,573 sales in the same window at a median $500,000.

How many The Strand On Ocean Drive condos are for sale, and are prices being cut?

15 The Strand On Ocean Drive condominiums are listed as of October 18, 2026, asking from $250,000 to $975,000, median $299,000; 0 more are under contract. 8 of 15 active records have current ListPrice below OriginalListPrice (53.3%). Among those 8 records, median reduction is $25,000 and 7.2%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 65 days, not an independently reconstructed property history.

Does The Strand On Ocean Drive have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 15 The Strand On Ocean Drive 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 The Strand On Ocean Drive 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 Strand On Ocean Drive, 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. The Strand On Ocean Drive 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.

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 Strand On Ocean Drive

Straight-line distance from The Strand On Ocean Drive; median monthly fee and units on the market from the same daily snapshot.

  • The Presidential · 0.5 mi · median fee $1,148/mo · 10 on the market
  • Ocean Point · 0.6 mi · median fee $945/mo · 9 on the market
  • The Georgian · 0.6 mi · median fee $1,635/mo · 9 on the market
  • The Decoplage · 0.6 mi · median fee $1,104/mo · 37 on the market
  • Seacoast 5700 · 4.0 mi · median fee $1,531/mo · 12 on the market
  • South Beach · 0.8 mi · median fee $1,544/mo · 16 on the market

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 The Strand On Ocean Drive 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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