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

The Harbour South, North Miami Beach: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 16 active The Harbour South listings with a usable fee is $1,252, 53% above the North Miami Beach condo median of $820. 17 The Harbour South condominiums are listed for sale in North Miami Beach, and 1 more are under contract. 6 of 17 active listings have recorded current asking price below original (35.3%).

Over the twelve months October 2025 to September 2026, 7 The Harbour South condos closed at a median $620,000, a median 4% under their original asking price.

Key takeaways

  • Median listed association fee in The Harbour South: $1,252/mo across 16 active listings with a usable fee, 53% above the North Miami Beach condo median of $820.
  • 7 The Harbour South condos closed October 2025 to September 2026 at a median $620,000, 96.3% of original asking price.
  • 17 The Harbour South condos are for sale as of October 18, 2026 at a median asking price of $630,000; 6 of 17 show a current asking price below original (35.3%).
  • Median recorded cumulative days on market among active listings: 171.

Small sample: The Harbour South 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$1,252North Miami Beach condos $820; 16 listings state a fee
Condos sold: median price, 12 months$620K7 closings October–September 2026; $551 per sq ft
Median condo asking price$630K17 for sale; $575 per sq ft
Recorded below original asking35.3%6 of 17 active records; median reduction $62,500; separate median 7.9% among those 6
Recorded cumulative days171median nonmissing MLS field; not a reconstructed history
Built2018median year built across listings

For The Harbour South owners

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

Buyers comparing The Harbour South 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 Harbour South already accounted for.

45.2% of active condo listings in North Miami Beach have a recorded asking price below their original list price. For fee comparisons, The Harbour South, North Miami Beach has 16 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 Harbour South 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.

45.2%Recorded below original
54.8%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
261 condos for sale in North Miami Beach. 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 Harbour South? Email me when a new The Harbour South unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $630,000 while the last twelve months of sales closed at a median $620,000, 96.3% of the original asking price. That gap, plus 17 competing units, is the pricing reality a The Harbour South seller starts from; the listed fee median of $1,252/mo among 16 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 The Harbour South, North Miami Beach, sold between October 2025 and September 2026 at a median price of $620,000, or 96.3% of their original asking price, while 17 remain for sale; the median listed monthly-equivalent association fee is $1,252 among 16 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 Harbour South, month by month

7 condo closings from October 2025 to September 2026, median $620,000; bars count sales, dots mark the monthly median where three or more closed
20Oct: 0 closedOctNov: 0 closedNovDec: 1 closedDec1Jan: 0 closedJanFeb: 0 closedFebMar: 0 closedMarApr: 1 closedApr1May: 1 closedMay1Jun: 1 closedJun1Jul: 1 closedJul1Aug: 0 closedAugSep: 2 closedSep2October 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.

96.3%of original asking price, median condo sale97% of the final asking price
$551condo sold price per square footasking today $575
76recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
91%North Miami Beach condos, sold to original asking182 city closings, same window

Range $515,000 to $820,000. 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 Harbour South fee sits among North Miami Beach condos

The Harbour South median $1,252/mo against the North Miami Beach middle half ($580 to $1,253) and median ($820); 73.7% of North Miami Beach condo listings ask less.
North Miami Beach median $820The Harbour South $1,252$348$1,880+

Shaded band = 25th to 75th percentile of North Miami Beach 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 Harbour South the middle half of fees runs $1,068 to $1,303 a month ($1.12 per square foot). Units that sold in the last twelve months carried a median fee of $1,251 at the time of listing.

What the The Harbour South fee includes, as entered by listing brokers

  • Water 53.8%
  • Trash 38.5%
  • Building insurance 38.5%
  • Structure maintenance 38.5%
  • Common areas 38.5%
  • Cable TV 38.5%
  • Grounds 38.5%
  • Sewer 30.8%
  • Internet 23.1%
  • Security 23.1%

Share of the 13 The Harbour South 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 Harbour South today

17 condos by size, with the median asking price of each group
1 bed4 for sale · median $543K2 bed9 for sale · median $630K3 bed4 for sale · median $900K

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.

5.6%of condos are under contract1 of 18 listings
$62,500median reduction among below-original recordsseparate median reduction 7.9%; both among 6 below-original records
171median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$530K–$1.99Mcondo asking price rangemedian $630,000

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

0mention a special assessment0 of 17 listings (0%)
0state an age restriction (55+)0 of 17 listings (0%); confirm with the association
0mention a required membership0 of 17 listings (0%)
0mention a land or recreation lease0 of 17 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 Harbour South?

What is the condo fee in The Harbour South, North Miami Beach?

As of October 18, 2026, the median monthly-equivalent association fee across the 16 The Harbour South condominiums for sale that state a fee is $1,252; the middle half runs $1,068 to $1,303. That is 53% above the North Miami Beach condo median of $820. 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 Harbour South sell for?

7 The Harbour South condominiums closed between October 1, 2025 and September 30, 2026 at a median $620,000 ($551 per square foot), ranging from $515,000 to $820,000. The median sale closed at 96.3% of the original asking price and 97% of the final asking price, after a median 76 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 The Harbour South condos are for sale, and are prices being cut?

17 The Harbour South condominiums are listed as of October 18, 2026, asking from $530,000 to $1,990,000, median $630,000; 1 more are under contract. 6 of 17 active records have current ListPrice below OriginalListPrice (35.3%). Among those 6 records, median reduction is $62,500 and 7.9%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 171 days, not an independently reconstructed property history.

Does The Harbour South have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 17 The Harbour South 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 Harbour South 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 The Harbour South, 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. The Harbour South 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 North Miami Beach developments to compare with The Harbour South

Straight-line distance from The Harbour South; 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.

Seller Blink Rate™ and recorded days42.2%43 of 102 active North Miami Beach houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 67 days, n=102 nonmissing.See North Miami Beach price cuts →Rentals: annual and season$2,350/momedian asking rent across 323 North Miami Beach lease listings16% are offered furnished; season runs November into late April or early MaySee North Miami Beach rentals →North Miami Beach market report363houses and condominiums for sale in North Miami Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Miami Beach market →

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 The Harbour South 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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