South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Toscano, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 26 active Toscano listings with a usable fee is $1,336, 36% above the Miami condo median of $981. 26 Toscano condominiums are listed for sale in Miami, and 2 more are under contract. 10 of 26 active listings have recorded current asking price below original (38.5%).
Over the twelve months October 2025 to September 2026, 13 Toscano condos closed at a median $435,000, a median 6% under their original asking price.
Key takeaways
Median listed association fee in Toscano: $1,336/mo across 26 active listings with a usable fee, 36% above the Miami condo median of $981.
13 Toscano condos closed October 2025 to September 2026 at a median $435,000, 94.5% of original asking price.
26 Toscano condos are for sale as of October 18, 2026 at a median asking price of $439,500; 10 of 26 show a current asking price below original (38.5%).
24 months of supply at the current sales pace (26 for sale against 1.1 sales a month).
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$1,336Miami condos $981; 26 listings state a fee
Condos sold: median price, 12 months$435K13 closings October–September 2026; $378 per sq ft
Median condo asking price$440K26 for sale; $381 per sq ft
Recorded below original asking38.5%10 of 26 active records; median reduction $32,500; separate median 8.1% among those 10
Months of supply2426 for sale ÷ 1.1 sales a month
Built2007median year built across listings
For Toscano owners
Own a condo in Toscano? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Toscano 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 Toscano already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Toscano, Miami has 26 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 Toscano 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 $439,500 while the last twelve months of sales closed at a median $435,000, 94.5% of the original asking price. That gap, plus 26 competing units and 24 months of supply at the current sales pace, is the pricing reality a Toscano seller starts from; the listed fee median of $1,336/mo among 26 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: "13 condominiums in Toscano, Miami, sold between October 2025 and September 2026 at a median price of $435,000, or 94.5% of their original asking price, while 26 remain for sale; the median listed monthly-equivalent association fee is $1,336 among 26 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 Toscano, month by month
13 condo closings from October 2025 to September 2026, median $435,000; 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.
94.5%of original asking price, median condo sale96.6% of the final asking price
$378condo sold price per square footasking today $381
57recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
46.2%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 $560,000. 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 Toscano fee sits among Miami condos
Toscano median $1,336/mo against the Miami middle half ($601 to $1,540) and median ($981); 68.4% 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 Toscano the middle half of fees runs $1,245 to $1,507 a month ($1.16 per square foot). Units that sold in the last twelve months carried a median fee of $1,324 at the time of listing.
What the Toscano fee includes, as entered by listing brokers
Water 69.2%
Pool 57.7%
Security 53.8%
Trash 53.8%
Common areas 50%
Sewer 50%
Grounds 50%
Internet 50%
Structure maintenance 46.2%
Recreation facilities 38.5%
Share of the 26 Toscano 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 Toscano today
26 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.
7.1%of condos are under contract2 of 28 listings
$32,500median reduction among below-original recordsseparate median reduction 8.1%; both among 10 below-original records
53median recorded cumulative daysnonmissing MLS field; not a reconstructed history
3mention a special assessment3 of 26 listings (11.5%); 1 describe it as pending or buyer-paid
0state an age restriction (55+)0 of 26 listings (0%); confirm with the association
0mention a required membership0 of 26 listings (0%)
0mention a land or recreation lease0 of 26 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 Toscano buyer
Special assessment mentioned, 3 of 26 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. 1 of these listings describe the assessment as pending or carried by the buyer.
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 Toscano?
What is the condo fee in Toscano, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 26 Toscano condominiums for sale that state a fee is $1,336; the middle half runs $1,245 to $1,507. That is 36% 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 Toscano sell for?
13 Toscano condominiums closed between October 1, 2025 and September 30, 2026 at a median $435,000 ($378 per square foot), ranging from $290,000 to $560,000. The median sale closed at 94.5% of the original asking price and 96.6% of the final asking price, after a median 57 cumulative days on market. 46.2% 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 Toscano condos are for sale, and are prices being cut?
26 Toscano condominiums are listed as of October 18, 2026, asking from $284,900 to $649,000, median $439,500; 2 more are under contract. 10 of 26 active records have current ListPrice below OriginalListPrice (38.5%). Among those 10 records, median reduction is $32,500 and 8.1%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 53 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 24 months; not a sale-time forecast.
Does Toscano have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 26 Toscano listings for sale, 3 mention a special assessment in the public remarks (1 describe one as pending or carried by the buyer); 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 Toscano 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 Toscano, 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 Toscano 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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