PBP Real EstateCall

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

Sailboat Cay, North Miami: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 21 active Sailboat Cay listings with a usable fee is $1,032, 36% above the North Miami condo median of $757. 21 Sailboat Cay condominiums are listed for sale in North Miami. 15 of 21 active listings have recorded current asking price below original (71.4%).

Only 2 Sailboat Cay condos closed between October 2025 and September 2026, too few for a sold-price median.

Key takeaways

  • Median listed association fee in Sailboat Cay: $1,032/mo across 21 active listings with a usable fee, 36% above the North Miami condo median of $757.
  • Only 2 Sailboat Cay condos closed October 2025 to September 2026, too few for a sold-price median.
  • 21 Sailboat Cay condos are for sale as of October 18, 2026 at a median asking price of $169,500; 15 of 21 show a current asking price below original (71.4%).
  • Median recorded cumulative days on market among active listings: 351.
  • Buildings here date from 1973, 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$1,032North Miami condos $757; 21 listings state a fee
Median condo asking price$170K21 for sale; $186 per sq ft
Recorded below original asking71.4%15 of 21 active records; median reduction $36,000; separate median 18.9% among those 15
Recorded cumulative days351median nonmissing MLS field; not a reconstructed history
Built1973buildings 30+ years old fall under Florida milestone inspection rules

For Sailboat Cay owners

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

Buyers comparing Sailboat Cay 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 Sailboat Cay 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, Sailboat Cay, North Miami has 21 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 Sailboat Cay 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 Sailboat Cay? Email me when a new Sailboat Cay unit lists, or browse every unit for sale.

For buyers and sellers: The median listed fee is $1,032/mo among 21 active Sailboat Cay listings with a usable fee; the published North Miami condo fee sample median is $757/mo. With 21 units for sale and 71.4% recorded below original asking, compare fee coverage before comparing dollars.

The story for media: "21 condominiums are for sale in Sailboat Cay, North Miami; the median listed monthly-equivalent association fee is $1,032 among 21 active records with a usable fee; 71.4% of active listings have recorded current asking price below original, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Sailboat Cay, month by month

Only 2 Sailboat Cay condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, so no sold-price chart is shown. North Miami condos overall: 120 closings, median $201,500, 90.6% of original asking.

Where the Sailboat Cay fee sits among North Miami condos

Sailboat Cay median $1,032/mo against the North Miami middle half ($548 to $1,171) and median ($757); 67.8% of North Miami condo listings ask less.
North Miami median $757Sailboat Cay $1,032$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 Sailboat Cay the middle half of fees runs $868 to $1,084 a month ($1.03 per square foot).

What the Sailboat Cay fee includes, as entered by listing brokers

  • Water 87.5%
  • Sewer 81.2%
  • Trash 75%
  • Security 68.8%
  • Pest control 43.8%
  • Common areas 43.8%
  • Structure maintenance 37.5%
  • Building insurance 31.2%
  • Pool 25%
  • Grounds 25%

Share of the 16 Sailboat Cay 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 Sailboat Cay today

21 condos by size, with the median asking price of each group
1 bed6 for sale · median $142K2 bed15 for sale · median $199K

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.

0%of condos are under contract0 of 21 listings
$36,000median reduction among below-original recordsseparate median reduction 18.9%; both among 15 below-original records
351median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$125K–$280Kcondo asking price rangemedian $169,500

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

3mention a special assessment3 of 21 listings (14.3%)
0state an age restriction (55+)0 of 21 listings (0%); confirm with the association
0mention a required membership0 of 21 listings (0%)
0mention a land or recreation lease0 of 21 listings (0%)
1mention a milestone inspection or recertification1 of 21 listings (4.8%)

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 Sailboat Cay buyer

Special assessment mentioned, 3 of 21 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, 1 of 21 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 Sailboat Cay report a median year built of 1973. 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 Sailboat Cay?

What is the condo fee in Sailboat Cay, North Miami?

As of October 18, 2026, the median monthly-equivalent association fee across the 21 Sailboat Cay condominiums for sale that state a fee is $1,032; the middle half runs $868 to $1,084. That is 36% above 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 Sailboat Cay sell for?

Only 2 Sailboat Cay condominiums closed between October 1, 2025 and September 30, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The North Miami condo market closed 120 sales in the same window at a median $201,500.

How many Sailboat Cay condos are for sale, and are prices being cut?

21 Sailboat Cay condominiums are listed as of October 18, 2026, asking from $125,000 to $280,000, median $169,500; 0 more are under contract. 15 of 21 active records have current ListPrice below OriginalListPrice (71.4%). Among those 15 records, median reduction is $36,000 and 18.9%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 351 days, not an independently reconstructed property history.

Does Sailboat Cay have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 21 Sailboat Cay listings for sale, 3 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 Sailboat Cay 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 Sailboat Cay, 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.

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 Sailboat Cay

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

  • Keystone · 0.3 mi · median fee $708/mo · 13 on the market
  • Vecino Del Mar · 0.4 mi · median fee $840/mo · 8 on the market
  • Bayview Towers Sout · 0.8 mi · median fee $957/mo · 14 on the market
  • Sutton House · 0.8 mi · median fee $563/mo · 11 on the market
  • The Oaks · 1.1 mi · median fee $1,560/mo · 29 on the market
  • One Park · 0.9 mi · median fee $1,598/mo · 11 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 Sailboat Cay 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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