South Florida Condo Fee Index · development report · as of October 18, 2026 · North Miami Beach, Miami-Dade County
Eden Isles, North Miami Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, 1 Eden Isles condominiums are listed for sale in North Miami Beach, and 1 more are under contract. 0 of 1 active listings have recorded current asking price below original.
Over the twelve months October 2025 to September 2026, 32 Eden Isles condos closed at a median $207,500, a median 9% under their original asking price.
Key takeaways
- Fewer than five Eden Isles listings state a fee today; the North Miami Beach condo median is $820/mo.
- 32 Eden Isles condos closed October 2025 to September 2026 at a median $207,500, 91.2% of original asking price.
- 1 Eden Isles condo is for sale as of October 18, 2026; 0 of 1 show a current asking price below original.
- 0.4 months of supply at the current sales pace (1 for sale against 2.7 sales a month).
- Buildings here date from 1969 to 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.
For Eden Isles owners
Own a condo in Eden Isles? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Eden Isles 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 Eden Isles already accounted for.
45.2% of active condo listings in North Miami Beach have a recorded asking price below their original list price.
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 Eden Isles 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.
Request a pricing opinion for your property
Buying in Eden Isles? Email me when a new Eden Isles unit lists, or browse every unit for sale.
Own in Eden Isles? Pricing correctly is a skill. Gia Freer prices your condo from this data, with the association fee factored in.
Ask Ava about this dataPrice my Eden Isles condo correctlyFor buyers and sellers: With 1 units for sale, compare current competition on price and condition.
The story for media: "32 condominiums in Eden Isles, North Miami Beach, sold between October 2025 and September 2026 at a median price of $207,500, or 91.2% of their original asking price, while 1 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Eden Isles, month by month
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.
Range $115,000 to $380,000. 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 Eden Isles fee sits among North Miami Beach condos
Fewer than five Eden Isles listings state a fee today, so no fee position is drawn. The North Miami Beach condo median is $820/mo; the middle half runs $580 to $1,253.
What condos are for sale in Eden Isles 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.
See every Eden Isles listing with photos, fees and days on market, or get an email when a new Eden Isles unit lists.
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.
Which Eden Isles enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
| Sub-community | Condos for sale | Under contract | Median fee / mo | Median asking | Recorded below original | Sold, 12 mo | Median sold | Built |
|---|---|---|---|---|---|---|---|---|
| Part 1 | 0 | 0 | — | — | — | 8 | $208K | 1969 |
| Part 3 | 0 | 0 | — | — | — | 4 | $217K | 1970 |
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.
What the recorded flags mean for a Eden Isles buyer
- Age restriction (55+) mentioned, 1 of 1 listing
- Housing for older persons under the federal Fair Housing Act exemption requires that at least 80% of occupied units have one resident aged 55 or older and that the community publish and follow age-verification policies. The rules govern who may occupy a unit, not who may own it; a buyer who does not meet the age requirement may face limits on living there or renting it out. Ask the association for its written 55+ policy and occupancy rules.
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 Eden Isles?
What is the condo fee in Eden Isles, North Miami Beach?
Fewer than five Eden Isles listings state a fee today, so no fee median is shown. The North Miami Beach condo median is $820 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.
What did condos in Eden Isles sell for?
32 Eden Isles condominiums closed between October 1, 2025 and September 30, 2026 at a median $207,500 ($223 per square foot), ranging from $115,000 to $380,000. The median sale closed at 91.2% of the original asking price and 95.6% of the final asking price, after a median 128 cumulative days on market. 75% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 8 October 2026 closings have been reported so far and are not in the medians.
How many Eden Isles condos are for sale, and are prices being cut?
1 Eden Isles condominiums are listed as of October 18, 2026; 1 more are under contract. 0 of 1 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 0.4 months; not a sale-time forecast.
Which Eden Isles enclaves or buildings have the most for sale?
Eden Isles listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today Part 1 (0 for sale, 8 sold at a median $207,500); Part 3 (0 for sale, 4 sold at a median $217,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Eden Isles have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 1 Eden Isles listings for sale, 0 mention a special assessment in the public remarks; 1 states 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 Eden Isles 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 Miami Beach whose subdivision field names Eden Isles or one of its enclaves, 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 Eden Isles, North Miami Beach 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 Miami Beach developments to compare with Eden Isles
Straight-line distance from Eden Isles; median monthly fee and units on the market from the same daily snapshot.
More live North Miami Beach data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Own a home or condo in North Miami Beach? What is my home worth in North Miami Beach? Current sale prices, houses and condos separate
Method: listings whose MLS subdivision field maps to Eden Isles 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 Miami Beach, 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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