South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Village of Kings Creek, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 11 active Village of Kings Creek listings with a usable fee is $415, 58% below the Miami condo median of $981. 11 Village of Kings Creek condominiums are listed for sale in Miami, and 5 more are under contract. 6 of 11 active listings have recorded current asking price below original (54.5%).
Over the twelve months October 2025 to September 2026, 20 Village of Kings Creek condos closed at a median $299,000, a median 3% under their original asking price.
Key takeaways
Median listed association fee in Village of Kings Creek: $415/mo across 11 active listings with a usable fee, 58% below the Miami condo median of $981.
20 Village of Kings Creek condos closed October 2025 to September 2026 at a median $299,000, 97.3% of original asking price.
11 Village of Kings Creek condos are for sale as of October 18, 2026 at a median asking price of $279,000; 6 of 11 show a current asking price below original (54.5%).
6.6 months of supply at the current sales pace (11 for sale against 1.7 sales a month).
Buildings here date from 1972, 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$415Miami condos $981; 11 listings state a fee
Condos sold: median price, 12 months$299K20 closings October–September 2026; $376 per sq ft
Median condo asking price$279K11 for sale; $392 per sq ft
Recorded below original asking54.5%6 of 11 active records; median reduction $9,000; separate median 3% among those 6
Months of supply6.611 for sale ÷ 1.7 sales a month
Built1972buildings 30+ years old fall under Florida milestone inspection rules
For Village of Kings Creek owners
Own a condo in Village of Kings Creek? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Village of Kings Creek 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 Village of Kings Creek already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Village of Kings Creek, Miami has 11 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 Village of Kings Creek 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 $279,000 while the last twelve months of sales closed at a median $299,000, 97.3% of the original asking price. That gap, plus 11 competing units and 6.6 months of supply at the current sales pace, is the pricing reality a Village of Kings Creek seller starts from; the listed fee median of $415/mo among 11 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: "20 condominiums in Village of Kings Creek, Miami, sold between October 2025 and September 2026 at a median price of $299,000, or 97.3% of their original asking price, while 11 remain for sale; the median listed monthly-equivalent association fee is $415 among 11 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 Village of Kings Creek, month by month
20 condo closings from October 2025 to September 2026, median $299,000; 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.
97.3%of original asking price, median condo sale98.2% of the final asking price
$376condo sold price per square footasking today $392
66recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
30%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,999 city closings, same window
Range $219,000 to $350,000. 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 Village of Kings Creek fee sits among Miami condos
Village of Kings Creek median $415/mo against the Miami middle half ($601 to $1,540) and median ($981); 11.3% 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 Village of Kings Creek the middle half of fees runs $415 to $415 a month ($0.58 per square foot). Units that sold in the last twelve months carried a median fee of $433 at the time of listing.
What the Village of Kings Creek fee includes, as entered by listing brokers
Water 90%
Trash 80%
Grounds 80%
Common areas 70%
Sewer 70%
Security 70%
Pool 70%
Recreation facilities 60%
Reserve fund 60%
Structure maintenance 50%
Share of the 10 Village of Kings Creek 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 Village of Kings Creek today
11 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.
31.2%of condos are under contract5 of 16 listings
$9,000median reduction among below-original recordsseparate median reduction 3%; both among 6 below-original records
45median recorded cumulative daysnonmissing MLS field; not a reconstructed history
2mention a special assessment2 of 11 listings (18.2%)
0state an age restriction (55+)0 of 11 listings (0%); confirm with the association
0mention a required membership0 of 11 listings (0%)
0mention a land or recreation lease0 of 11 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 Village of Kings Creek buyer
Special assessment mentioned, 2 of 11 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 Village of Kings Creek?
What is the condo fee in Village of Kings Creek, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 11 Village of Kings Creek condominiums for sale that state a fee is $415; the middle half runs $415 to $415. That is 58% 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 Village of Kings Creek sell for?
20 Village of Kings Creek condominiums closed between October 1, 2025 and September 30, 2026 at a median $299,000 ($376 per square foot), ranging from $219,000 to $350,000. The median sale closed at 97.3% of the original asking price and 98.2% of the final asking price, after a median 66 cumulative days on market. 30% 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 Village of Kings Creek condos are for sale, and are prices being cut?
11 Village of Kings Creek condominiums are listed as of October 18, 2026, asking from $229,000 to $349,000, median $279,000; 5 more are under contract. 6 of 11 active records have current ListPrice below OriginalListPrice (54.5%). Among those 6 records, median reduction is $9,000 and 3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 45 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 6.6 months; not a sale-time forecast.
Does Village of Kings Creek have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 11 Village of Kings Creek listings for sale, 2 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 Village of Kings Creek 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 Village of Kings Creek, 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 Village of Kings Creek 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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