South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Downtown Dadeland, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 13 active Downtown Dadeland listings with a usable fee is $924, 6% below the Miami condo median of $981. 13 Downtown Dadeland condominiums are listed for sale in Miami, and 2 more are under contract. 6 of 13 active listings have recorded current asking price below original (46.2%).
Over the twelve months October 2025 to September 2026, 18 Downtown Dadeland condos closed at a median $345,000, a median 5% under their original asking price.
Key takeaways
Median listed association fee in Downtown Dadeland: $924/mo across 13 active listings with a usable fee, 6% below the Miami condo median of $981.
18 Downtown Dadeland condos closed October 2025 to September 2026 at a median $345,000, 94.9% of original asking price.
13 Downtown Dadeland condos are for sale as of October 18, 2026 at a median asking price of $365,000; 6 of 13 show a current asking price below original (46.2%).
8.7 months of supply at the current sales pace (13 for sale against 1.5 sales a month).
Small sample: Downtown Dadeland 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$924Miami condos $981; 13 listings state a fee
Condos sold: median price, 12 months$345K18 closings October–September 2026; $325 per sq ft
Median condo asking price$365K13 for sale; $389 per sq ft
Recorded below original asking46.2%6 of 13 active records; median reduction $55,000; separate median 10.8% among those 6
Months of supply8.713 for sale ÷ 1.5 sales a month
Built2006–2008median year built across listings
For Downtown Dadeland owners
Own a condo in Downtown Dadeland? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Downtown Dadeland 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 Downtown Dadeland already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Downtown Dadeland, Miami has 13 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 Downtown Dadeland 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.
37.5%Recorded below original
62.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
4,885 condos for sale in Miami. 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.
For buyers and sellers: Sellers here are asking a median $365,000 while the last twelve months of sales closed at a median $345,000, 94.9% of the original asking price. That gap, plus 13 competing units and 8.7 months of supply at the current sales pace, is the pricing reality a Downtown Dadeland seller starts from; the listed fee median of $924/mo among 13 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: "18 condominiums in Downtown Dadeland, Miami, sold between October 2025 and September 2026 at a median price of $345,000, or 94.9% of their original asking price, while 13 remain for sale; the median listed monthly-equivalent association fee is $924 among 13 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 Downtown Dadeland, month by month
18 condo closings from October 2025 to September 2026, median $345,000; bars count sales, dots mark the monthly median where three or more closed
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.
94.9%of original asking price, median condo sale96.7% of the final asking price
$325condo sold price per square footasking today $389
47recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
66.7%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $274,900 to $499,000. 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 Downtown Dadeland fee sits among Miami condos
Downtown Dadeland median $924/mo against the Miami middle half ($601 to $1,540) and median ($981); 48.1% of Miami condo listings ask less.
Shaded band = 25th to 75th percentile of Miami 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 Downtown Dadeland the middle half of fees runs $730 to $1,036 a month ($0.91 per square foot). Units that sold in the last twelve months carried a median fee of $1,026 at the time of listing.
What the Downtown Dadeland fee includes, as entered by listing brokers
Cable TV 61.5%
Water 61.5%
Sewer 53.8%
Grounds 53.8%
Trash 53.8%
Internet 46.2%
Building insurance 38.5%
Common areas 38.5%
Structure maintenance 38.5%
Pool 30.8%
Share of the 13 Downtown Dadeland 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 Downtown Dadeland today
13 condos by size, with the median asking price of each group
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.
13.3%of condos are under contract2 of 15 listings
$55,000median reduction among below-original recordsseparate median reduction 10.8%; both among 6 below-original records
73median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 13 listings (0%)
0state an age restriction (55+)0 of 13 listings (0%); confirm with the association
0mention a required membership0 of 13 listings (0%)
0mention a land or recreation lease0 of 13 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 Downtown Dadeland?
What is the condo fee in Downtown Dadeland, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 13 Downtown Dadeland condominiums for sale that state a fee is $924; the middle half runs $730 to $1,036. That is 6% below the Miami condo median of $981. 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 Downtown Dadeland sell for?
18 Downtown Dadeland condominiums closed between October 1, 2025 and September 30, 2026 at a median $345,000 ($325 per square foot), ranging from $274,900 to $499,000. The median sale closed at 94.9% of the original asking price and 96.7% of the final asking price, after a median 47 cumulative days on market. 66.7% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 1 October 2026 closing has been reported so far and is not in the medians.
How many Downtown Dadeland condos are for sale, and are prices being cut?
13 Downtown Dadeland condominiums are listed as of October 18, 2026, asking from $270,000 to $595,000, median $365,000; 2 more are under contract. 6 of 13 active records have current ListPrice below OriginalListPrice (46.2%). Among those 6 records, median reduction is $55,000 and 10.8%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 73 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 8.7 months; not a sale-time forecast.
Does Downtown Dadeland have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 13 Downtown Dadeland 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 Downtown Dadeland 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 whose subdivision field names Downtown Dadeland, 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. Downtown Dadeland 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.
Method: listings whose MLS subdivision field maps to Downtown Dadeland 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, 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.
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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