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South Florida HOA Fee Index · community report · as of October 18, 2026 · Homestead, Miami-Dade County

Mandarin Lakes, Homestead: HOA fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent homeowners association fee among 11 active Mandarin Lakes listings with a usable fee is $325, 45% above the Homestead townhouse and villa median of $224. 11 Mandarin Lakes townhouses are listed for sale in Homestead, and 4 more are under contract. 2 of 11 active listings have recorded current asking price below original (18.2%).

Over the twelve months October 2025 to September 2026, 13 Mandarin Lakes townhouses closed at a median $350,000, a median 4% under their original asking price.

Key takeaways

  • Median listed HOA fee in Mandarin Lakes: $325/mo across 11 active listings with a usable fee, 45% above the Homestead townhouse and villa median of $224.
  • 13 Mandarin Lakes townhouses closed October 2025 to September 2026 at a median $350,000, 95.9% of original asking price.
  • 11 Mandarin Lakes townhouses are for sale as of October 18, 2026 at a median asking price of $365,000; 2 of 11 show a current asking price below original (18.2%).
  • 10.2 months of supply at the current sales pace (11 for sale against 1.1 sales a month).

Small sample: Mandarin Lakes has fewer than 20 townhouses and villas 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 townhouse and villa HOA fee / month$325Homestead townhouses and villas $224; 11 listings state a fee
Townhouses and villas sold: median price, 12 months$350K13 closings October–September 2026; $218 per sq ft
Median townhouse and villa asking price$365K11 for sale; $216 per sq ft
Recorded below original asking18.2%current asking versus original among active listings; not price history
Months of supply10.211 for sale ÷ 1.1 sales a month
Built2006–2016median year built across listings

For Mandarin Lakes owners

Own a townhouse or villa in Mandarin Lakes? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Mandarin Lakes townhouses and villas 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 Mandarin Lakes already accounted for.

46.3% of active townhouse and villa listings in Homestead have a recorded asking price below their original list price. For fee comparisons, Mandarin Lakes, Homestead has 11 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 Mandarin Lakes townhouse or villa, 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.

46.3%Recorded below original
53.7%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
514 townhouses and villas for sale in Homestead. 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 Mandarin Lakes? Email me when a new Mandarin Lakes home lists, or browse every home for sale.

For buyers and sellers: Sellers here are asking a median $365,000 while the last twelve months of sales closed at a median $350,000, 95.9% of the original asking price. That gap, plus 11 competing homes and 10.2 months of supply at the current sales pace, is the pricing reality a Mandarin Lakes seller starts from; the listed fee median of $325/mo among 11 active records with a usable fee is a comparison point, not a quote for a specific home. Confirm its actual fee and coverage with the association.

The story for media: "13 townhouses in Mandarin Lakes, Homestead, sold between October 2025 and September 2026 at a median price of $350,000, or 95.9% of their original asking price, while 11 remain for sale; the median listed monthly-equivalent association fee is $325 among 11 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What townhouses and villas actually sold in Mandarin Lakes, month by month

13 townhouse and villa closings from October 2025 to September 2026, median $350,000; bars count sales, dots mark the monthly median where three or more closed
30Oct: 2 closedOct2Nov: 3 closed, median $340,000Nov3Dec: 2 closedDec2Jan: 0 closedJanFeb: 2 closedFeb2Mar: 0 closedMarApr: 0 closedAprMay: 0 closedMayJun: 0 closedJunJul: 0 closedJulAug: 1 closedAug1Sep: 3 closed, median $369,000Sep3Nov median $340,000Sep median $369,000Monthly median sold price $340K to $369KOctober 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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.

95.9%of original asking price, median townhouse or villa sale97.2% of the final asking price
$218townhouse and villa sold price per square footasking today $216
91recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
0%cash salesas recorded in the MLS buyer-financing field
96.9%Homestead townhouses and villas, sold to original asking465 city closings, same window

Range $310,000 to $437,500. 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 home's value.

Where the Mandarin Lakes fee sits among Homestead townhouses and villas

Mandarin Lakes median $325/mo against the Homestead middle half ($137 to $275) and median ($224); 85.3% of Homestead townhouse and villa listings ask less.
Homestead median $224Mandarin Lakes $325$82$413+

Shaded band = 25th to 75th percentile of Homestead HOA fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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 Mandarin Lakes the middle half of fees runs $324 to $325 a month ($0.18 per square foot). Units that sold in the last twelve months carried a median fee of $325 at the time of listing.

What the Mandarin Lakes fee includes, as entered by listing brokers

  • Common areas 60%
  • Cable TV 60%
  • Internet 60%
  • Recreation facilities 50%
  • Security 40%
  • Pool 40%
  • Grounds 30%
  • Hot water 10%
  • Roof 10%

Share of the 10 Mandarin Lakes listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What townhouses and villas are for sale in Mandarin Lakes today

11 townhouses and villas by size, with the median asking price of each group
2 bed2 for sale3 bed6 for sale · median $363K4 bed2 for sale5 bed1 for sale

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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.

26.7%are under contract4 of 15 listings
2townhouses and villas recorded below original askingof 11 active listings
39median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$339K–$493Ktownhouse and villa asking price rangemedian $365,000

See every Mandarin Lakes listing with photos, fees and days on market, or get an email when a new Mandarin Lakes home lists.

0mention a special assessment0 of 11 listings (0%)
0state an age restriction (55+)0 of 11 listings (0%); confirm with the association
0mention a required membership0 of 11 listings (0%)
0mention a land or recreation lease0 of 11 listings (0%)
HOARecorded legal indicates lot/plat/PUD; does not verify an HOAper the tax legal description in 24 of 24 MLS records; 24 townhouse and 0 villa listings

Counts of the townhouse and villa 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 do buyers and sellers ask about Mandarin Lakes?

What is the HOA fee in Mandarin Lakes, Homestead?

As of October 18, 2026, the median monthly-equivalent association fee across the 11 Mandarin Lakes townhouses for sale that state a fee is $325; the middle half runs $324 to $325. That is 45% above the Homestead townhouse and villa median of $224. 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 townhouses and villas in Mandarin Lakes sell for?

13 Mandarin Lakes townhouses closed between October 1, 2025 and September 30, 2026 at a median $350,000 ($218 per square foot), ranging from $310,000 to $437,500. The median sale closed at 95.9% of the original asking price and 97.2% of the final asking price, after a median 91 cumulative days on market. 0% 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 Mandarin Lakes townhouses and villas are for sale, and are prices being cut?

11 Mandarin Lakes townhouses are listed as of October 18, 2026, asking from $339,000 to $492,900, median $365,000; 4 more are under contract. 2 of 11 active records have current ListPrice below OriginalListPrice (18.2%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 39 days, not an independently reconstructed property history. At the last twelve months' sales pace the inventory ratio is 10.2 months; not a sale-time forecast.

Does Mandarin Lakes have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 11 Mandarin Lakes 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 Mandarin Lakes report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract townhouse and villa listings in Homestead whose subdivision field names Mandarin Lakes, 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. Mandarin Lakes 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.

Download the Mandarin Lakes, Homestead 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 Homestead communities to compare with Mandarin Lakes

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

  • Pine Isle · 1.1 mi · median fee $300/mo · 16 on the market
  • Marbella Bay · 2.3 mi · median fee $157/mo · 8 on the market
  • Cedar Pointe · 2.4 mi · median fee $355/mo · 10 on the market
  • Siena Reserve · 2.8 mi · median fee $192/mo · 8 on the market
  • Altamira · 4.9 mi · median fee $312/mo · 16 on the market
  • Venetia Grove · 5.3 mi · median fee $350/mo · 10 on the market

More live Homestead 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 days46.3%267 of 577 active Homestead houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 69 days, n=577 nonmissing.See Homestead price cuts →Condo association fees$363/momedian fee in 223 retained Homestead condominium listings after exclusions and percentile trimmingAs of October 18, 2026. p25–p75: $328–$537.See Homestead condo fees →Rentals: annual and season$2,500/momedian asking rent across 772 Homestead lease listings2% are offered furnished; season runs November into late April or early MaySee Homestead rentals →Homestead market report805houses and condominiums for sale in Homestead right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Homestead market →

Own a home or condo in Homestead? What is my home worth in Homestead? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to Mandarin Lakes after normalization (section and phase records merged; master community plus its neighborhoods), townhouses and villas whose tax legal description does not record a condominium (those that do are reported in the Condo Fee Index), Homestead, 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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