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

Bayview Palms, North Miami: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 16 active Bayview Palms listings with a usable fee is $480, 37% below the North Miami condo median of $757. 16 Bayview Palms condominiums are listed for sale in North Miami, and 3 more are under contract. 6 of 16 active listings have recorded current asking price below original (37.5%).

Over the twelve months October 2025 to September 2026, 5 Bayview Palms condos closed at a median $175,000, a median 5% under their original asking price.

Key takeaways

  • Median listed association fee in Bayview Palms: $480/mo across 16 active listings with a usable fee, 37% below the North Miami condo median of $757.
  • 5 Bayview Palms condos closed October 2025 to September 2026 at a median $175,000, 95.2% of original asking price.
  • 16 Bayview Palms condos are for sale as of October 18, 2026 at a median asking price of $179,450; 6 of 16 show a current asking price below original (37.5%).
  • Median recorded cumulative days on market among active listings: 35.
  • Buildings here date from 1971, so Florida milestone inspection rules apply.

Small sample: Bayview Palms 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$480North Miami condos $757; 16 listings state a fee
Condos sold: median price, 12 months$175K5 closings October–September 2026; $238 per sq ft
Median condo asking price$179K16 for sale; $257 per sq ft
Recorded below original asking37.5%6 of 16 active records; median reduction $10,500; separate median 5.6% among those 6
Recorded cumulative days35median nonmissing MLS field; not a reconstructed history
Built1971buildings 30+ years old fall under Florida milestone inspection rules

For Bayview Palms owners

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

Buyers comparing Bayview Palms 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 Bayview Palms already accounted for.

40.5% of active condo listings in North Miami have a recorded asking price below their original list price. For fee comparisons, Bayview Palms, North Miami 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 Bayview Palms 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.

40.5%Recorded below original
59.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
247 condos for sale in North 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.

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 Bayview Palms? Email me when a new Bayview Palms unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $179,450 while the last twelve months of sales closed at a median $175,000, 95.2% of the original asking price. That gap, plus 16 competing units, is the pricing reality a Bayview Palms seller starts from; the listed fee median of $480/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: "5 condominiums in Bayview Palms, North Miami, sold between October 2025 and September 2026 at a median price of $175,000, or 95.2% of their original asking price, while 16 remain for sale; the median listed monthly-equivalent association fee is $480 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 Bayview Palms, month by month

5 condo closings from October 2025 to September 2026, median $175,000; bars count sales, dots mark the monthly median where three or more closed
10Oct: 1 closedOct1Nov: 0 closedNovDec: 0 closedDecJan: 0 closedJanFeb: 1 closedFeb1Mar: 1 closedMar1Apr: 1 closedApr1May: 0 closedMayJun: 1 closedJun1Jul: 0 closedJulAug: 0 closedAugSep: 0 closedSepOctober 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.

95.2%of original asking price, median condo sale95.2% of the final asking price
$238condo sold price per square footasking today $257
89recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
90.6%North Miami condos, sold to original asking120 city closings, same window

Range $135,000 to $205,000. 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 Bayview Palms fee sits among North Miami condos

Bayview Palms median $480/mo against the North Miami middle half ($548 to $1,171) and median ($757); 19.4% of North Miami condo listings ask less.
North Miami median $757Bayview Palms $480$329$1,757+

Shaded band = 25th to 75th percentile of North 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 Bayview Palms the middle half of fees runs $454 to $600 a month ($0.67 per square foot). Units that sold in the last twelve months carried a median fee of $518 at the time of listing.

What the Bayview Palms fee includes, as entered by listing brokers

  • Common areas 57.1%
  • Sewer 50%
  • Water 50%
  • Trash 42.9%
  • Hot water 35.7%
  • Building insurance 35.7%
  • Pest control 28.6%
  • Structure maintenance 21.4%
  • Pool 21.4%
  • Grounds 14.3%

Share of the 14 Bayview Palms 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 Bayview Palms today

16 condos by size, with the median asking price of each group
1 bed12 for sale · median $175K2 bed4 for sale · median $252K

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.

15.8%of condos are under contract3 of 19 listings
$10,500median reduction among below-original recordsseparate median reduction 5.6%; both among 6 below-original records
35median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$145K–$269Kcondo asking price rangemedian $179,450

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

2mention a special assessment2 of 16 listings (12.5%)
0state an age restriction (55+)0 of 16 listings (0%); confirm with the association
0mention a required membership0 of 16 listings (0%)
0mention a land or recreation lease0 of 16 listings (0%)
2mention a milestone inspection or recertification2 of 16 listings (12.5%)

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 Bayview Palms buyer

Special assessment mentioned, 2 of 16 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.
Milestone inspection or recertification mentioned, 2 of 16 listings
Florida requires a milestone structural inspection of condominium and cooperative buildings three habitable stories or taller by the end of the year the building reaches 30 years from its certificate of occupancy, and every ten years after; a local building department may require it at 25 years (s. 553.899, F.S.). Associations for those buildings must also complete a structural integrity reserve study at least every ten years (s. 718.112(2)(g), F.S.). Listings in Bayview Palms report a median year built of 1971. Ask for the Phase 1 inspection report, any Phase 2 report and the reserve study; they tell you whether repairs are identified and how they are funded.

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 Bayview Palms?

What is the condo fee in Bayview Palms, North Miami?

As of October 18, 2026, the median monthly-equivalent association fee across the 16 Bayview Palms condominiums for sale that state a fee is $480; the middle half runs $454 to $600. That is 37% below the North Miami condo median of $757. 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 Bayview Palms sell for?

5 Bayview Palms condominiums closed between October 1, 2025 and September 30, 2026 at a median $175,000 ($238 per square foot), ranging from $135,000 to $205,000. The median sale closed at 95.2% of the original asking price and 95.2% of the final asking price, after a median 89 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 Bayview Palms condos are for sale, and are prices being cut?

16 Bayview Palms condominiums are listed as of October 18, 2026, asking from $145,000 to $269,000, median $179,450; 3 more are under contract. 6 of 16 active records have current ListPrice below OriginalListPrice (37.5%). Among those 6 records, median reduction is $10,500 and 5.6%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 35 days, not an independently reconstructed property history.

Does Bayview Palms have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 16 Bayview Palms 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 Bayview Palms 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 whose subdivision field names Bayview Palms, 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. Bayview Palms 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 developments to compare with Bayview Palms

Straight-line distance from Bayview Palms; median monthly fee and units on the market from the same daily snapshot.

  • Sutton House · 0.1 mi · median fee $563/mo · 11 on the market
  • Bayview Towers Sout · 0.3 mi · median fee $957/mo · 14 on the market
  • Sailboat Cay · 0.9 mi · median fee $1,032/mo · 21 on the market
  • Keystone · 1.0 mi · median fee $708/mo · 13 on the market
  • Capri Gardens · 2.0 mi · median fee $548/mo · 11 on the market
  • Vecino Del Mar · 1.1 mi · median fee $840/mo · 8 on the market

More live North Miami 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%55 of 131 active North Miami houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 69 days, n=131 nonmissing.See North Miami price cuts →Rentals: annual and season$2,450/momedian asking rent across 338 North Miami lease listings11% are offered furnished; season runs November into late April or early MaySee North Miami rentals →North Miami market report378houses and condominiums for sale in North Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Miami market →

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

Method: listings whose MLS subdivision field maps to Bayview Palms 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, 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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