South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Latitude On the River, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 16 active Latitude On the River listings with a usable fee is $963, in line with the Miami condo median of $981. 16 Latitude On the River condominiums are listed for sale in Miami, and 1 more are under contract. 3 of 16 active listings have recorded current asking price below original (18.8%).
Over the twelve months October 2025 to September 2026, 16 Latitude On the River condos closed at a median $402,750, a median 7% under their original asking price.
Key takeaways
Median listed association fee in Latitude On the River: $963/mo across 16 active listings with a usable fee, in line with the Miami condo median of $981.
16 Latitude On the River condos closed October 2025 to September 2026 at a median $402,750, 93.3% of original asking price.
16 Latitude On the River condos are for sale as of October 18, 2026 at a median asking price of $499,500; 3 of 16 show a current asking price below original (18.8%).
12 months of supply at the current sales pace (16 for sale against 1.3 sales a month).
Small sample: Latitude On the River 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$963Miami condos $981; 16 listings state a fee
Condos sold: median price, 12 months$403K16 closings October–September 2026; $478 per sq ft
Median condo asking price$500K16 for sale; $511 per sq ft
Recorded below original asking18.8%current asking versus original among active listings; not price history
Months of supply1216 for sale ÷ 1.3 sales a month
Built2007median year built across listings
For Latitude On the River owners
Own a condo in Latitude On the River? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Latitude On the River 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 Latitude On the River already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Latitude On the River, Miami has 16 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 Latitude On the River 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 $499,500 while the last twelve months of sales closed at a median $402,750, 93.3% of the original asking price. That gap, plus 16 competing units and 12 months of supply at the current sales pace, is the pricing reality a Latitude On the River seller starts from; the listed fee median of $963/mo among 16 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: "16 condominiums in Latitude On the River, Miami, sold between October 2025 and September 2026 at a median price of $402,750, or 93.3% of their original asking price, while 16 remain for sale; the median listed monthly-equivalent association fee is $963 among 16 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 Latitude On the River, month by month
16 condo closings from October 2025 to September 2026, median $402,750; 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.
93.3%of original asking price, median condo sale95.2% of the final asking price
$478condo sold price per square footasking today $511
94recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
50%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $290,000 to $760,000. 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 Latitude On the River fee sits among Miami condos
Latitude On the River median $963/mo against the Miami middle half ($601 to $1,540) and median ($981); 50.1% 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 Latitude On the River the middle half of fees runs $573 to $1,196 a month ($0.99 per square foot). Units that sold in the last twelve months carried a median fee of $860 at the time of listing.
What the Latitude On the River fee includes, as entered by listing brokers
Cable TV 73.3%
Water 73.3%
Trash 66.7%
Structure maintenance 60%
Sewer 53.3%
Common areas 46.7%
Hot water 46.7%
Grounds 40%
Internet 40%
Pool 33.3%
Share of the 15 Latitude On the River 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 Latitude On the River today
16 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.
5.9%of condos are under contract1 of 17 listings
3condos recorded below original askingof 16 active listings
50median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 16 listings (0%)
0state an age restriction (55+)0 of 16 listings (0%); confirm with the association
0mention a required membership0 of 16 listings (0%)
0mention a land or recreation lease0 of 16 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 Latitude On the River?
What is the condo fee in Latitude On the River, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 16 Latitude On the River condominiums for sale that state a fee is $963; the middle half runs $573 to $1,196. That is in line with 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 Latitude On the River sell for?
16 Latitude On the River condominiums closed between October 1, 2025 and September 30, 2026 at a median $402,750 ($478 per square foot), ranging from $290,000 to $760,000. The median sale closed at 93.3% of the original asking price and 95.2% of the final asking price, after a median 94 cumulative days on market. 50% 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 Latitude On the River condos are for sale, and are prices being cut?
16 Latitude On the River condominiums are listed as of October 18, 2026, asking from $335,000 to $650,000, median $499,500; 1 more are under contract. 3 of 16 active records have current ListPrice below OriginalListPrice (18.8%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 50 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 12 months; not a sale-time forecast.
Does Latitude On the River have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 16 Latitude On the River 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 Latitude On the River 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 Latitude On the River, 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. Latitude On the River 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 Latitude On the River 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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