PBP Real EstateCall

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

Vecino Del Mar, North Miami: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 8 active Vecino Del Mar listings with a usable fee is $840, 11% above the North Miami condo median of $757. 8 Vecino Del Mar condominiums are listed for sale in North Miami. 2 of 8 active listings have recorded current asking price below original.

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

Key takeaways

  • Median listed association fee in Vecino Del Mar: $840/mo across 8 active listings with a usable fee, 11% above the North Miami condo median of $757.
  • Only 2 Vecino Del Mar condos closed October 2025 to September 2026, too few for a sold-price median.
  • 8 Vecino Del Mar condos are for sale as of October 18, 2026 at a median asking price of $229,450; 2 of 8 show a current asking price below original.
  • Median recorded cumulative days on market among active listings: 196.
  • Buildings here date from 1980, so Florida milestone inspection rules apply.

Small sample: Vecino Del Mar 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$840North Miami condos $757; 8 listings state a fee
Median condo asking price$229K8 for sale; $276 per sq ft
Recorded below original asking2 of 8current asking versus original among active listings; not price history
Recorded cumulative days196median nonmissing MLS field; not a reconstructed history
Built1980buildings 30+ years old fall under Florida milestone inspection rules

For Vecino Del Mar owners

Own a condo in Vecino Del Mar? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Vecino Del Mar 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 Vecino Del Mar already accounted for.

40.5% of active condo listings in North Miami 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 Vecino Del Mar 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 Vecino Del Mar? Email me when a new Vecino Del Mar unit lists, or browse every unit for sale.

For buyers and sellers: The median listed fee is $840/mo among 8 active Vecino Del Mar listings with a usable fee; the published North Miami condo fee sample median is $757/mo. With 8 units for sale, compare fee coverage before comparing dollars.

The story for media: "8 condominiums are for sale in Vecino Del Mar, North Miami; the median listed monthly-equivalent association fee is $840 among 8 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 Vecino Del Mar, month by month

Only 2 Vecino Del Mar 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 Vecino Del Mar fee sits among North Miami condos

Vecino Del Mar median $840/mo against the North Miami middle half ($548 to $1,171) and median ($757); 55.8% of North Miami condo listings ask less.
North Miami median $757Vecino Del Mar $840$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.

What the Vecino Del Mar fee includes, as entered by listing brokers

  • Common areas 66.7%
  • Structure maintenance 66.7%
  • Trash 66.7%
  • Sewer 66.7%
  • Pool 50%
  • Grounds 50%
  • Water 50%
  • Reserve fund 33.3%
  • Recreation facilities 33.3%
  • Building insurance 33.3%

Share of the 6 Vecino Del Mar 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 Vecino Del Mar today

8 condos by size, with the median asking price of each group
1 bed4 for sale · median $180K2 bed4 for sale · median $280K

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.

0condos under contract0 of 8 listings
2condos recorded below original askingof 8 active listings
196median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$150K–$425Kcondo asking price rangemedian $229,450

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

1mention a special assessment1 of 8 listings
0state an age restriction (55+)0 of 8 listings; confirm with the association
0mention a required membership0 of 8 listings
0mention a land or recreation lease0 of 8 listings
1mention a milestone inspection or recertification1 of 8 listings

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 Vecino Del Mar buyer

Special assessment mentioned, 1 of 8 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 8 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 Vecino Del Mar report a median year built of 1980. 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 Vecino Del Mar?

What is the condo fee in Vecino Del Mar, North Miami?

As of October 18, 2026, the median monthly-equivalent association fee across the 8 Vecino Del Mar condominiums for sale that state a fee is $840. That is 11% 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 Vecino Del Mar sell for?

Only 2 Vecino Del Mar 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 Vecino Del Mar condos are for sale, and are prices being cut?

8 Vecino Del Mar condominiums are listed as of October 18, 2026, asking from $150,000 to $425,000, median $229,450; 0 more are under contract. 2 of 8 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 196 days, not an independently reconstructed property history.

Does Vecino Del Mar have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 8 Vecino Del Mar listings for sale, 1 mentions 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 Vecino Del Mar 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 Vecino Del Mar, 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. Vecino Del Mar 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 Vecino Del Mar

Straight-line distance from Vecino Del Mar; median monthly fee and units on the market from the same daily snapshot.

  • Keystone · 0.1 mi · median fee $708/mo · 13 on the market
  • Sailboat Cay · 0.4 mi · median fee $1,032/mo · 21 on the market
  • One Park · 0.7 mi · median fee $1,598/mo · 11 on the market
  • Bayview Towers Sout · 0.9 mi · median fee $957/mo · 14 on the market
  • The Oaks · 1.0 mi · median fee $1,560/mo · 29 on the market
  • Sutton House · 1.0 mi · median fee $563/mo · 11 on the market

Nearby developments in other Miami-Dade County cities

  • Balmoral · Bal Harbour · 2.0 mi · median fee $1,609/mo · 10 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 Vecino Del Mar 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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