South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Grove Isle, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 20 active Grove Isle listings with a usable fee is $3,638, 271% above the Miami condo median of $981. 20 Grove Isle condominiums are listed for sale in Miami, and 1 more are under contract. 6 of 20 active listings have recorded current asking price below original (30%).
Over the twelve months October 2025 to September 2026, 15 Grove Isle condos closed at a median $1,640,000, a median 8% under their original asking price.
Key takeaways
Median listed association fee in Grove Isle: $3,638/mo across 20 active listings with a usable fee, 271% above the Miami condo median of $981.
15 Grove Isle condos closed October 2025 to September 2026 at a median $1,640,000, 91.9% of original asking price.
20 Grove Isle condos are for sale as of October 18, 2026 at a median asking price of $2,922,500; 6 of 20 show a current asking price below original (30%).
16 months of supply at the current sales pace (20 for sale against 1.3 sales a month).
Buildings here date from 1979 to 2025, 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.
Median condo fee / month$3,638Miami condos $981; 20 listings state a fee
Condos sold: median price, 12 months$1.64M15 closings October–September 2026; $868 per sq ft
Median condo asking price$2.92M20 for sale; $1,113 per sq ft
Recorded below original asking30%6 of 20 active records; median reduction $232,500; separate median 7.3% among those 6
Months of supply1620 for sale ÷ 1.3 sales a month
Built1979–2025buildings 30+ years old fall under Florida milestone inspection rules
For Grove Isle owners
Own a condo in Grove Isle? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Grove Isle 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 Grove Isle already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Grove Isle, Miami has 20 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 Grove Isle 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 $2,922,500 while the last twelve months of sales closed at a median $1,640,000, 91.9% of the original asking price. That gap, plus 20 competing units and 16 months of supply at the current sales pace, is the pricing reality a Grove Isle seller starts from; the listed fee median of $3,638/mo among 20 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 Grove Isle, Miami, sold between October 2025 and September 2026 at a median price of $1,640,000, or 91.9% of their original asking price, while 20 remain for sale; the median listed monthly-equivalent association fee is $3,638 among 20 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 Grove Isle, month by month
15 condo closings from October 2025 to September 2026, median $1,640,000; 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.
91.9%of original asking price, median condo sale93.5% of the final asking price
$868condo sold price per square footasking today $1,113
88recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
100%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $950,000 to $3,100,000. 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 Grove Isle fee sits among Miami condos
Grove Isle median $3,638/mo against the Miami middle half ($601 to $1,540) and median ($981); 94.9% 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 Grove Isle the middle half of fees runs $2,840 to $4,460 a month ($1.51 per square foot). Units that sold in the last twelve months carried a median fee of $2,840 at the time of listing.
What the Grove Isle fee includes, as entered by listing brokers
Common areas 89.5%
Security 78.9%
Trash 73.7%
Grounds 63.2%
Water 63.2%
Sewer 57.9%
Cable TV 57.9%
Structure maintenance 47.4%
Pest control 42.1%
Pool 31.6%
Share of the 19 Grove Isle 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 Grove Isle today
20 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.
4.8%of condos are under contract1 of 21 listings
$232,500median reduction among below-original recordsseparate median reduction 7.3%; both among 6 below-original records
42median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 20 listings (0%)
0state an age restriction (55+)0 of 20 listings (0%); confirm with the association
0mention a required membership0 of 20 listings (0%)
0mention a land or recreation lease0 of 20 listings (0%)
1mention a milestone inspection or recertification1 of 20 listings (5%)
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 Grove Isle buyer
Milestone inspection or recertification mentioned, 1 of 20 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 Grove Isle report a median year built of 1981. 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 Grove Isle?
What is the condo fee in Grove Isle, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 20 Grove Isle condominiums for sale that state a fee is $3,638; the middle half runs $2,840 to $4,460. That is 271% above 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 Grove Isle sell for?
15 Grove Isle condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,640,000 ($868 per square foot), ranging from $950,000 to $3,100,000. The median sale closed at 91.9% of the original asking price and 93.5% of the final asking price, after a median 88 cumulative days on market. 100% 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 Grove Isle condos are for sale, and are prices being cut?
20 Grove Isle condominiums are listed as of October 18, 2026, asking from $1,149,000 to $20,600,000, median $2,922,500; 1 more are under contract. 6 of 20 active records have current ListPrice below OriginalListPrice (30%). Among those 6 records, median reduction is $232,500 and 7.3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 42 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 16 months; not a sale-time forecast.
Does Grove Isle have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 20 Grove Isle 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 Grove Isle 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 Grove Isle, 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.
Method: listings whose MLS subdivision field maps to Grove Isle 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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