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South Florida Condo Fee Index · development report · as of October 18, 2026 · North Bay Village, Miami-Dade County

The Grandview Palace, North Bay Village: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 25 active The Grandview Palace listings with a usable fee is $853, in line with the North Bay Village condo median of $871. 26 The Grandview Palace condominiums are listed for sale in North Bay Village, and 1 more are under contract. 4 of 26 active listings have recorded current asking price below original (15.4%).

Over the twelve months October 2025 to September 2026, 19 The Grandview Palace condos closed at a median $410,000, a median 7% under their original asking price.

Key takeaways

  • Median listed association fee in The Grandview Palace: $853/mo across 25 active listings with a usable fee, in line with the North Bay Village condo median of $871.
  • 19 The Grandview Palace condos closed October 2025 to September 2026 at a median $410,000, 93.4% of original asking price.
  • 26 The Grandview Palace condos are for sale as of October 18, 2026 at a median asking price of $461,950; 4 of 26 show a current asking price below original (15.4%).
  • 16.4 months of supply at the current sales pace (26 for sale against 1.6 sales a month).
  • Buildings here date from 1987, 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$853North Bay Village condos $871; 25 listings state a fee
Condos sold: median price, 12 months$410K19 closings October–September 2026; $398 per sq ft
Median condo asking price$462K26 for sale; $444 per sq ft
Recorded below original asking15.4%current asking versus original among active listings; not price history
Months of supply16.426 for sale ÷ 1.6 sales a month
Built1987buildings 30+ years old fall under Florida milestone inspection rules

For The Grandview Palace owners

Own a condo in The Grandview Palace? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing The Grandview Palace 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 The Grandview Palace already accounted for.

39.3% of active condo listings in North Bay Village have a recorded asking price below their original list price. For fee comparisons, The Grandview Palace, North Bay Village has 25 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 The Grandview Palace 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.

39.3%Recorded below original
60.7%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
140 condos for sale in North Bay Village. 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.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in The Grandview Palace? Email me when a new The Grandview Palace unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $461,950 while the last twelve months of sales closed at a median $410,000, 93.4% of the original asking price. That gap, plus 26 competing units and 16.4 months of supply at the current sales pace, is the pricing reality a The Grandview Palace seller starts from; the listed fee median of $853/mo among 25 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: "19 condominiums in The Grandview Palace, North Bay Village, sold between October 2025 and September 2026 at a median price of $410,000, or 93.4% of their original asking price, while 26 remain for sale; the median listed monthly-equivalent association fee is $853 among 25 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 The Grandview Palace, month by month

19 condo closings from October 2025 to September 2026, median $410,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 3 closed, median $395,000Oct3Nov: 2 closedNov2Dec: 2 closedDec2Jan: 0 closedJanFeb: 3 closed, median $390,000Feb3Mar: 1 closedMar1Apr: 0 closedAprMay: 2 closedMay2Jun: 2 closedJun2Jul: 2 closedJul2Aug: 0 closedAugSep: 2 closedSep2Oct median $395,000Feb median $390,000Monthly median sold price $390K to $395KOctober 2026: 0 reported so far, not charted (closings post with a lag)

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.

93.4%of original asking price, median condo sale95.8% of the final asking price
$398condo sold price per square footasking today $444
126recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
52.6%cash salesas recorded in the MLS buyer-financing field
93.1%North Bay Village condos, sold to original asking82 city closings, same window

Range $250,000 to $525,000. 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 The Grandview Palace fee sits among North Bay Village condos

The Grandview Palace median $853/mo against the North Bay Village middle half ($774 to $1,188) and median ($871); 48.4% of North Bay Village condo listings ask less.
North Bay Village median $871The Grandview Palace $853$464$1,782+

Shaded band = 25th to 75th percentile of North Bay Village 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 The Grandview Palace the middle half of fees runs $817 to $872 a month ($0.83 per square foot). Units that sold in the last twelve months carried a median fee of $817 at the time of listing.

What the The Grandview Palace fee includes, as entered by listing brokers

  • Common areas 65.2%
  • Structure maintenance 60.9%
  • Security 60.9%
  • Pool 52.2%
  • Water 52.2%
  • Pest control 43.5%
  • Trash 43.5%
  • Sewer 43.5%
  • Building insurance 34.8%
  • Grounds 34.8%

Share of the 23 The Grandview Palace 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 The Grandview Palace today

26 condos by size, with the median asking price of each group
2 bed26 for sale · median $462K

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.

3.7%of condos are under contract1 of 27 listings
4condos recorded below original askingof 26 active listings
108median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$320K–$600Kcondo asking price rangemedian $461,950

See every The Grandview Palace listing with photos, fees and days on market, or get an email when a new The Grandview Palace unit lists.

0mention a special assessment0 of 26 listings (0%)
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 do buyers and sellers ask about The Grandview Palace?

What is the condo fee in The Grandview Palace, North Bay Village?

As of October 18, 2026, the median monthly-equivalent association fee across the 25 The Grandview Palace condominiums for sale that state a fee is $853; the middle half runs $817 to $872. That is in line with the North Bay Village condo median of $871. 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 The Grandview Palace sell for?

19 The Grandview Palace condominiums closed between October 1, 2025 and September 30, 2026 at a median $410,000 ($398 per square foot), ranging from $250,000 to $525,000. The median sale closed at 93.4% of the original asking price and 95.8% of the final asking price, after a median 126 cumulative days on market. 52.6% 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 The Grandview Palace condos are for sale, and are prices being cut?

26 The Grandview Palace condominiums are listed as of October 18, 2026, asking from $319,888 to $600,000, median $461,950; 1 more are under contract. 4 of 26 active records have current ListPrice below OriginalListPrice (15.4%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 108 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 16.4 months; not a sale-time forecast.

Does The Grandview Palace have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 26 The Grandview Palace 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 The Grandview Palace 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 North Bay Village whose subdivision field names The Grandview Palace, 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.

Download the The Grandview Palace, North Bay Village fact sheet (PDF, one page) - fees, closed sales, inventory and nearby distances on one sheet, data as of October 18, 2026. Share it or link to it with attribution to PBP Real Estate.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby North Bay Village developments to compare with The Grandview Palace

Straight-line distance from The Grandview Palace; median monthly fee and units on the market from the same daily snapshot.

More live North Bay Village data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days39.3%55 of 140 active North Bay Village condominiums listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 133.5 days, n=140 nonmissing.See North Bay Village price cuts →Rentals: annual and season$2,750/momedian asking rent across 136 North Bay Village lease listings24% are offered furnished; season runs November into late April or early MaySee North Bay Village rentals →North Bay Village market report155houses and condominiums for sale in North Bay Village right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Bay Village market →

Own a home or condo in North Bay Village? What is my home worth in North Bay Village? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to The Grandview Palace 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), North Bay Village, 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.

All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.

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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