South Florida Condo Fee Index · development report · as of October 18, 2026 · West Palm Beach, Palm Beach County
Emerald Dunes Condo, West Palm Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 15 active Emerald Dunes Condo listings with a usable fee is $460, 22% below the West Palm Beach condo median of $591. 15 Emerald Dunes Condo condominiums are listed for sale in West Palm Beach, and 1 more are under contract. 7 of 15 active listings have recorded current asking price below original (46.7%).
Over the twelve months October 2025 to September 2026, 16 Emerald Dunes Condo condos closed at a median $274,500, a median 7% under their original asking price.
Key takeaways
- Median listed association fee in Emerald Dunes Condo: $460/mo across 15 active listings with a usable fee, 22% below the West Palm Beach condo median of $591.
- 16 Emerald Dunes Condo condos closed October 2025 to September 2026 at a median $274,500, 92.9% of original asking price.
- 15 Emerald Dunes Condo condos are for sale as of October 18, 2026 at a median asking price of $305,900; 7 of 15 show a current asking price below original (46.7%).
- 11.2 months of supply at the current sales pace (15 for sale against 1.3 sales a month).
Small sample: Emerald Dunes Condo 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.
For Emerald Dunes Condo owners
Own a condo in Emerald Dunes Condo? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Emerald Dunes Condo 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 Emerald Dunes Condo already accounted for.
40.3% of active condo listings in West Palm Beach have a recorded asking price below their original list price. For fee comparisons, Emerald Dunes Condo, West Palm Beach has 15 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 Emerald Dunes Condo 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 Emerald Dunes Condo? Email me when a new Emerald Dunes Condo unit lists, or browse every unit for sale.
Own in Emerald Dunes Condo? 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 Emerald Dunes Condo condo correctlyFor buyers and sellers: Sellers here are asking a median $305,900 while the last twelve months of sales closed at a median $274,500, 92.9% of the original asking price. That gap, plus 15 competing units and 11.2 months of supply at the current sales pace, is the pricing reality a Emerald Dunes Condo seller starts from; the listed fee median of $460/mo among 15 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: "16 condominiums in Emerald Dunes Condo, West Palm Beach, sold between October 2025 and September 2026 at a median price of $274,500, or 92.9% of their original asking price, while 15 remain for sale; the median listed monthly-equivalent association fee is $460 among 15 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 Emerald Dunes Condo, 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 $207,000 to $439,000. 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 Emerald Dunes Condo fee sits among West Palm Beach condos
Shaded band = 25th to 75th percentile of West Palm 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 Emerald Dunes Condo the middle half of fees runs $416 to $562 a month ($0.38 per square foot). Units that sold in the last twelve months carried a median fee of $454 at the time of listing.
What the Emerald Dunes Condo fee includes, as entered by listing brokers
- Common areas 93.3%
- Trash 73.3%
- Pool 66.7%
- Building insurance 53.3%
- Grounds 53.3%
- Security 46.7%
- Pest control 40%
- Sewer 40%
- Roof 40%
- Reserve fund 33.3%
Share of the 15 Emerald Dunes Condo 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 Emerald Dunes Condo 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 Emerald Dunes Condo listing with photos, fees and days on market, or get an email when a new Emerald Dunes Condo 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.
Which Emerald Dunes Condo enclaves, sections or towers have the most for sale?
Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.
| Sub-community | Condos for sale | Under contract | Median fee / mo | Median asking | Recorded below original | Sold, 12 mo | Median sold | Built |
|---|---|---|---|---|---|---|---|---|
| Villas | 7 | 1 | $562 | $305K | — | 8 | $242K | 2006 |
| Links | 8 | 0 | $438 | $313K | — | 5 | $280K | 2006 |
| Ventura Greens | 0 | 0 | — | — | — | 3 | $419K | 2006 |
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.
Schools for Emerald Dunes Condo
The School District of Palm Beach County assigns the center point of Emerald Dunes Condo to these three public schools. Assignments are set by street address and can change; confirm the unit’s address with the district locator before you rely on it.
25 private schools registered with the Florida Department of Education sit within 5 miles of Emerald Dunes Condo. West Palm Beach private schools by grade band (33).
Sources: School District of Palm Beach County attendance-zone GIS layers, retrieved 2026-09-19; FL DOE Private School Directory. Straight-line distances from the listing center point. PBP does not rank or rate schools.
Own in Emerald Dunes Condo, or rent a condo in West Palm Beach?
The median asking price among the 15 Emerald Dunes Condo condos for sale is $305,900 and the median stated fee is $460 a month (15 listings state one). 12 of the 15 units for sale are 3-bedrooms, asking a median $307,000. The median closed condominium lease in West Palm Beach over the last 13 months was $2,000 (n=475). Month one, before principal is counted:
| Own, first year, per month | Rent, per month | ||
|---|---|---|---|
| Principal and interest, 30-year fixed at 7.37%, 20% down | $1,689 | Median West Palm Beach condominium lease | $2,000 |
| Property tax with homestead, 20.4468 mills | $449 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $193 | ||
| Emerald Dunes Condo median fee | $460 | ||
| Interior maintenance, 0.5% of price a year | $127 | ||
| Gross monthly cost to own | $2,919 | Gross monthly cost to rent | $2,025 |
Renting is $894 a month cheaper on day one; about $193 of the owner’s payment is principal in year one, so the real gap is closer to $701. Cash at the door for the owner: $70,357 (20% down plus 3% closing). How long it takes owning to pull ahead of renting in West Palm Beach, year by year.
Estimates for comparison only, not financial, tax or legal advice. Rate: Mortgage News Daily 30-year fixed rate index, 2026-10-16. Tax: 2025 total millage for WEST PALM BEACH, two $25,000 homestead exemptions (s. 196.031, F.S.). Insurance: county average HO-6 premium, FLOIR. Special assessments, club dues and land-lease payments are not in the fee figure. Same assumptions as the published West Palm Beach rent-vs-own comparison.
What do buyers and sellers ask about Emerald Dunes Condo?
What is the condo fee in Emerald Dunes Condo, West Palm Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 15 Emerald Dunes Condo condominiums for sale that state a fee is $460; the middle half runs $416 to $562. That is 22% below the West Palm Beach condo median of $591. 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 Emerald Dunes Condo sell for?
16 Emerald Dunes Condo condominiums closed between October 1, 2025 and September 30, 2026 at a median $274,500 ($214 per square foot), ranging from $207,000 to $439,000. The median sale closed at 92.9% of the original asking price and 96.6% of the final asking price, after a median 64 cumulative days on market. 31.2% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 1 October 2026 closing has been reported so far and is not in the medians.
How many Emerald Dunes Condo condos are for sale, and are prices being cut?
15 Emerald Dunes Condo condominiums are listed as of October 18, 2026, asking from $225,000 to $330,000, median $305,900; 1 more are under contract. 7 of 15 active records have current ListPrice below OriginalListPrice (46.7%). Among those 7 records, median reduction is $10,000 and 4.1%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 16 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 11.2 months; not a sale-time forecast.
Which Emerald Dunes Condo enclaves or buildings have the most for sale?
Emerald Dunes Condo listings in the MLS carry 3 sub-community names (enclaves, sections or towers). The largest today Villas (7 for sale, median fee $562, 8 sold at a median $242,000); Links (8 for sale, median fee $438, 5 sold at a median $280,000); Ventura Greens (0 for sale, 3 sold at a median $419,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Emerald Dunes Condo have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 15 Emerald Dunes Condo 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 Emerald Dunes Condo 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 West Palm Beach whose subdivision field names Emerald Dunes Condo or one of its enclaves, 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. Emerald Dunes Condo 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.
Which public schools are zoned for Emerald Dunes Condo, West Palm Beach?
The School District of Palm Beach County assigns the center point of Emerald Dunes Condo to these three public schools: Grassy Waters Elementary, Jeaga Middle School and Palm Beach Lakes Community High School. Assignments are set by street address and can change; confirm the unit's address with the district locator before you rely on it. 25 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Emerald Dunes Condo or rent a condo in West Palm Beach?
The median asking price among the 15 Emerald Dunes Condo condos for sale is $305,900 and the median stated fee is $460 a month. Owning costs about $2,919 a month before principal ($1,689 principal and interest at 7.37% with 20% down, $449 property tax with homestead at 20.4468 mills, $193 condo insurance, $460 fee, $127 interior maintenance), against $2,025 to rent the median West Palm Beach condominium ($2,000 lease plus renter's insurance). Renting is $894 a month cheaper on day one; about $193 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Download the Emerald Dunes Condo, West Palm Beach 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 West Palm Beach developments to compare with Emerald Dunes Condo
Straight-line distance from Emerald Dunes Condo; median monthly fee and units on the market from the same daily snapshot.
More live West Palm Beach 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 West Palm Beach? What is my home worth in West Palm Beach? Current sale prices, houses and condos separate · What closing costs a seller pays in Palm Beach County, line by line Renting for now? Renting versus owning in West Palm Beach: the monthly numbers side by side.
Method: listings whose MLS subdivision field maps to Emerald Dunes Condo 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), West Palm 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.
Moving to Palm Beach County
Moving to Emerald Dunes Condo? Everything in one place
- Moving to Palm Beach County guide — prices by city updated daily, houses and condos kept separate, homestead and insurance basics, and how to plan the search.
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- Public schools: check the address — The School District of Palm Beach County assigns schools by address, not by neighborhood name. Check each address in the district's Find My School locator before you sign.
- West Palm Beach guide — what living there is like, where to look and what to check before you offer.
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