South Florida Condo Fee Index · development report · as of October 18, 2026 · North Miami, Miami-Dade County
The Oaks, North Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 29 active The Oaks listings with a usable fee is $1,560, 106% above the North Miami condo median of $757. 29 The Oaks condominiums are listed for sale in North Miami, and 2 more are under contract. 10 of 29 active listings have recorded current asking price below original (34.5%).
Over the twelve months October 2025 to September 2026, 14 The Oaks condos closed at a median $385,000, a median 8% under their original asking price.
Key takeaways
- Median listed association fee in The Oaks: $1,560/mo across 29 active listings with a usable fee, 106% above the North Miami condo median of $757.
- 14 The Oaks condos closed October 2025 to September 2026 at a median $385,000, 91.6% of original asking price.
- 29 The Oaks condos are for sale as of October 18, 2026 at a median asking price of $475,000; 10 of 29 show a current asking price below original (34.5%).
- 24.9 months of supply at the current sales pace (29 for sale against 1.2 sales 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.
For The Oaks owners
Own a condo in The Oaks? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing The Oaks 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 Oaks 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, The Oaks, North Miami has 29 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 Oaks 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 The Oaks? Email me when a new The Oaks unit lists, or browse every unit for sale.
Own in The Oaks? 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 The Oaks condo correctlyFor buyers and sellers: Sellers here are asking a median $475,000 while the last twelve months of sales closed at a median $385,000, 91.6% of the original asking price. That gap, plus 29 competing units and 24.9 months of supply at the current sales pace, is the pricing reality a The Oaks seller starts from; the listed fee median of $1,560/mo among 29 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: "14 condominiums in The Oaks, North Miami, sold between October 2025 and September 2026 at a median price of $385,000, or 91.6% of their original asking price, while 29 remain for sale; the median listed monthly-equivalent association fee is $1,560 among 29 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 Oaks, 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 $299,500 to $560,000. 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 Oaks fee sits among North Miami condos
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 The Oaks the middle half of fees runs $1,442 to $1,814 a month ($0.83 per square foot). Units that sold in the last twelve months carried a median fee of $1,450 at the time of listing.
What the The Oaks fee includes, as entered by listing brokers
- Water 76%
- Grounds 68%
- Trash 68%
- Cable TV 68%
- Sewer 60%
- Security 60%
- Internet 60%
- Structure maintenance 56%
- Common areas 48%
- Pool 48%
Share of the 25 The Oaks 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 Oaks 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 The Oaks listing with photos, fees and days on market, or get an email when a new The Oaks 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.
What the recorded flags mean for a The Oaks buyer
- Special assessment mentioned, 8 of 29 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. 2 of these listings describe the assessment as pending or carried by the buyer.
- Land or recreation lease mentioned, 1 of 29 listings
- Some older South Florida communities sit on leased land or pay a recreation lease for clubhouse and pool facilities. The lease payment is a separate recurring cost, may escalate on a schedule and runs for a fixed term. Ask for the lease, its remaining term, the current payment and any escalation clause, and ask your lender how it treats the lease before you write an offer.
- No-pets rule mentioned, 1 of 29 listings
- Pet rules come from the declaration and the association rules and can limit number, weight or breed, or prohibit pets. Assistance animals for a person with a disability are handled under fair-housing law and are not pets for this purpose. Ask for the current written rule.
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 The Oaks?
What is the condo fee in The Oaks, North Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 29 The Oaks condominiums for sale that state a fee is $1,560; the middle half runs $1,442 to $1,814. That is 106% 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 The Oaks sell for?
14 The Oaks condominiums closed between October 1, 2025 and September 30, 2026 at a median $385,000 ($212 per square foot), ranging from $299,500 to $560,000. The median sale closed at 91.6% of the original asking price and 96.6% of the final asking price, after a median 106 cumulative days on market. 57.1% 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 Oaks condos are for sale, and are prices being cut?
29 The Oaks condominiums are listed as of October 18, 2026, asking from $360,000 to $849,000, median $475,000; 2 more are under contract. 10 of 29 active records have current ListPrice below OriginalListPrice (34.5%). Among those 10 records, median reduction is $32,500 and 7.4%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 67 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 24.9 months; not a sale-time forecast.
Does The Oaks have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 29 The Oaks listings for sale, 8 mention a special assessment in the public remarks (2 describe one as pending or carried by the buyer); 0 state an age restriction such as 55+; 0 mention a required club or equity membership; 1 mentions a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this The Oaks 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 The Oaks, 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 Oaks, North Miami 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 developments to compare with The Oaks
Straight-line distance from The Oaks; median monthly fee and units on the market from the same daily snapshot.
More live North Miami 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? What is my home worth in North Miami? Current sale prices, houses and condos separate
Method: listings whose MLS subdivision field maps to The Oaks 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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