South Florida Condo Fee Index · development report · as of October 18, 2026 · West Palm Beach, Palm Beach County
Grand Isles, 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 16 active Grand Isles listings with a usable fee is $564, 5% below the West Palm Beach condo median of $591. 17 Grand Isles condominiums are listed for sale in West Palm Beach, and 2 more are under contract. 6 of 17 active listings have recorded current asking price below original (35.3%).
Over the twelve months October 2025 to September 2026, 8 Grand Isles condos closed at a median $190,000, a median 11% under their original asking price.
Key takeaways
- Median listed association fee in Grand Isles: $564/mo across 16 active listings with a usable fee, 5% below the West Palm Beach condo median of $591.
- 8 Grand Isles condos closed October 2025 to September 2026 at a median $190,000, 89.4% of original asking price.
- 17 Grand Isles condos are for sale as of October 18, 2026 at a median asking price of $209,100; 6 of 17 show a current asking price below original (35.3%).
- Median recorded cumulative days on market among active listings: 33.
Small sample: Grand Isles 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 Grand Isles owners
Own a condo in Grand Isles? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Grand Isles 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 Grand Isles 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, Grand Isles, West Palm Beach 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 Grand Isles 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 Grand Isles? Email me when a new Grand Isles unit lists, or browse every unit for sale.
Own in Grand Isles? 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 Grand Isles condo correctlyFor buyers and sellers: Sellers here are asking a median $209,100 while the last twelve months of sales closed at a median $190,000, 89.4% of the original asking price. That gap, plus 17 competing units, is the pricing reality a Grand Isles seller starts from; the listed fee median of $564/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: "8 condominiums in Grand Isles, West Palm Beach, sold between October 2025 and September 2026 at a median price of $190,000, or 89.4% of their original asking price, while 17 remain for sale; the median listed monthly-equivalent association fee is $564 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 Grand Isles, 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 $150,000 to $220,000. 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 Grand Isles 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 Grand Isles the middle half of fees runs $552 to $566 a month ($0.55 per square foot). Units that sold in the last twelve months carried a median fee of $557 at the time of listing.
What the Grand Isles fee includes, as entered by listing brokers
- Common areas 68.8%
- Pool 68.8%
- Roof 56.2%
- Structure maintenance 37.5%
- Security 37.5%
- Grounds 37.5%
- Building insurance 31.2%
- Recreation facilities 31.2%
- Pest control 31.2%
- Legal and accounting 25%
Share of the 16 Grand Isles 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 Grand Isles 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 Grand Isles listing with photos, fees and days on market, or get an email when a new Grand Isles 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.
Schools for Grand Isles
The School District of Palm Beach County assigns the center point of Grand Isles 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.
27 private schools registered with the Florida Department of Education sit within 5 miles of Grand Isles. 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 Grand Isles, or rent a condo in West Palm Beach?
The median asking price among the 17 Grand Isles condos for sale is $209,100 and the median stated fee is $564 a month (16 listings state one). 9 of the 17 units for sale are 2-bedrooms, asking a median $220,000. 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 | $1,155 | Median West Palm Beach condominium lease | $2,000 |
| Property tax with homestead, 20.4468 mills | $284 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $193 | ||
| Grand Isles median fee | $564 | ||
| Interior maintenance, 0.5% of price a year | $87 | ||
| Gross monthly cost to own | $2,283 | Gross monthly cost to rent | $2,025 |
Renting is $258 a month cheaper on day one; about $132 of the owner’s payment is principal in year one, so the real gap is closer to $126. Cash at the door for the owner: $48,093 (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 the recorded flags mean for a Grand Isles buyer
- Special assessment mentioned, 1 of 17 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. 1 of these listings describe the assessment as pending or carried by the buyer.
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 Grand Isles?
What is the condo fee in Grand Isles, West Palm Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 16 Grand Isles condominiums for sale that state a fee is $564; the middle half runs $552 to $566. That is 5% 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 Grand Isles sell for?
8 Grand Isles condominiums closed between October 1, 2025 and September 30, 2026 at a median $190,000 ($193 per square foot), ranging from $150,000 to $220,000. The median sale closed at 89.4% of the original asking price and 94.6% of the final asking price, after a median 126 cumulative days on market. Closings are reported to the MLS with a lag, so the window ends with the last full month; 2 October 2026 closings have been reported so far and are not in the medians.
How many Grand Isles condos are for sale, and are prices being cut?
17 Grand Isles condominiums are listed as of October 18, 2026, asking from $165,000 to $315,000, median $209,100; 2 more are under contract. 6 of 17 active records have current ListPrice below OriginalListPrice (35.3%). Among those 6 records, median reduction is $20,500 and 8.7%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 33 days, not an independently reconstructed property history.
Does Grand Isles have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 17 Grand Isles listings for sale, 1 mentions a special assessment in the public remarks (1 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; 0 mention a land or recreation lease. Confirm every one of these with the association documents before writing an offer.
How is this Grand Isles 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 Grand Isles, 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. Grand Isles 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 Grand Isles, West Palm Beach?
The School District of Palm Beach County assigns the center point of Grand Isles to these three public schools: Egret Lake Elementary, Bear Lakes 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. 27 private schools registered with the Florida Department of Education sit within 5 miles.
Is it cheaper to own in Grand Isles or rent a condo in West Palm Beach?
The median asking price among the 17 Grand Isles condos for sale is $209,100 and the median stated fee is $564 a month. Owning costs about $2,283 a month before principal ($1,155 principal and interest at 7.37% with 20% down, $284 property tax with homestead at 20.4468 mills, $193 condo insurance, $564 fee, $87 interior maintenance), against $2,025 to rent the median West Palm Beach condominium ($2,000 lease plus renter's insurance). Renting is $258 a month cheaper on day one; about $132 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
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 Grand Isles
Straight-line distance from Grand Isles; 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 Grand Isles 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 Grand Isles? 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.
- Search homes for sale in West Palm Beach — live BeachesMLS search; email me new listings.
- 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.
- All 30 Palm Beach County cities — market data, guides and search for each one.