South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Riverwood, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 10 active Riverwood listings with a usable fee is $744, 24% below the Miami condo median of $981. 10 Riverwood condominiums are listed for sale in Miami, and 2 more are under contract. 3 of 10 active listings have recorded current asking price below original (30%).
Over the twelve months October 2025 to September 2026, 7 Riverwood condos closed at a median $420,000, a median 8% under their original asking price.
Key takeaways
Median listed association fee in Riverwood: $744/mo across 10 active listings with a usable fee, 24% below the Miami condo median of $981.
7 Riverwood condos closed October 2025 to September 2026 at a median $420,000, 91.7% of original asking price.
10 Riverwood condos are for sale as of October 18, 2026 at a median asking price of $462,500; 3 of 10 show a current asking price below original (30%).
Median recorded cumulative days on market among active listings: 174.
Small sample: Riverwood 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$744Miami condos $981; 10 listings state a fee
Condos sold: median price, 12 months$420K7 closings October–September 2026; $249 per sq ft
Median condo asking price$463K10 for sale; $324 per sq ft
Recorded below original asking30%current asking versus original among active listings; not price history
Recorded cumulative days174median nonmissing MLS field; not a reconstructed history
Built1973–2021median year built across listings
For Riverwood owners
Own a condo in Riverwood? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Riverwood 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 Riverwood already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Riverwood, Miami has 10 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 Riverwood 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 $462,500 while the last twelve months of sales closed at a median $420,000, 91.7% of the original asking price. That gap, plus 10 competing units, is the pricing reality a Riverwood seller starts from; the listed fee median of $744/mo among 10 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: "7 condominiums in Riverwood, Miami, sold between October 2025 and September 2026 at a median price of $420,000, or 91.7% of their original asking price, while 10 remain for sale; the median listed monthly-equivalent association fee is $744 among 10 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 Riverwood, month by month
7 condo closings from October 2025 to September 2026, median $420,000; 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.
91.7%of original asking price, median condo sale97.6% of the final asking price
$249condo sold price per square footasking today $324
57recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
93%Miami condos, sold to original asking3,999 city closings, same window
Range $275,000 to $475,000. 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 Riverwood fee sits among Miami condos
Riverwood median $744/mo against the Miami middle half ($601 to $1,540) and median ($981); 34.7% 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 Riverwood the middle half of fees runs $708 to $898 a month ($0.53 per square foot). Units that sold in the last twelve months carried a median fee of $898 at the time of listing.
What the Riverwood fee includes, as entered by listing brokers
Common areas 80%
Sewer 70%
Trash 70%
Water 70%
Grounds 40%
Structure maintenance 30%
Pool 30%
Roof 20%
Building insurance 20%
Cable TV 20%
Share of the 10 Riverwood 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 Riverwood today
10 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.
16.7%of condos are under contract2 of 12 listings
3condos recorded below original askingof 10 active listings
174median recorded cumulative daysnonmissing MLS field; not a reconstructed history
1mention a special assessment1 of 10 listings (10%)
0state an age restriction (55+)0 of 10 listings (0%); confirm with the association
0mention a required membership0 of 10 listings (0%)
0mention a land or recreation lease0 of 10 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 the recorded flags mean for a Riverwood buyer
Special assessment mentioned, 1 of 10 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.
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 Riverwood?
What is the condo fee in Riverwood, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 10 Riverwood condominiums for sale that state a fee is $744; the middle half runs $708 to $898. That is 24% 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 Riverwood sell for?
7 Riverwood condominiums closed between October 1, 2025 and September 30, 2026 at a median $420,000 ($249 per square foot), ranging from $275,000 to $475,000. The median sale closed at 91.7% of the original asking price and 97.6% of the final asking price, after a median 57 cumulative days on market. 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 Riverwood condos are for sale, and are prices being cut?
10 Riverwood condominiums are listed as of October 18, 2026, asking from $425,000 to $489,000, median $462,500; 2 more are under contract. 3 of 10 active records have current ListPrice below OriginalListPrice (30%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 174 days, not an independently reconstructed property history.
Does Riverwood have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 10 Riverwood listings for sale, 1 mentions 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 Riverwood 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 Riverwood, 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. Riverwood 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 developments to compare with Riverwood
Straight-line distance from Riverwood; median monthly fee and units on the market from the same daily snapshot.
Rolling Green · 1.3 mi · median fee $522/mo · 16 on the market
Method: listings whose MLS subdivision field maps to Riverwood 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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