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

Palm Point, Miami: HOA fees, what sold, and what is for sale today

As of October 18, 2026, 3 Palm Point townhouses are listed for sale in Miami. 1 of 3 active listings have recorded current asking price below original.

Over the twelve months October 2025 to September 2026, 12 Palm Point townhouses closed at a median $389,500, a median 3% under their original asking price.

Key takeaways

Fewer than five Palm Point listings state a fee today; the Miami townhouse and villa median is $188/mo.
12 Palm Point townhouses closed October 2025 to September 2026 at a median $389,500, 97.4% of original asking price.
3 Palm Point townhouses are for sale as of October 18, 2026; 1 of 3 show a current asking price below original.
3 months of supply at the current sales pace (3 for sale against 1.0 sales a month).

Small sample: Palm Point 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.

Townhouses and villas sold: median price, 12 months$390K12 closings October–September 2026; $322 per sq ft

For sale30 under contract

Recorded below original asking1 of 3current asking versus original among active listings; not price history

Months of supply33 for sale ÷ 1.0 sales a month

Built1984–1987older communities: ask how roofs and paving are funded

For Palm Point owners

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

Buyers comparing Palm Point 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 Palm Point already accounted for.

40.1% of active townhouse and villa listings in 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 Palm Point 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.

40.1%Recorded below original

59.9%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

377 townhouses and villas for sale in 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.

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Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Palm Point? Email me when a new Palm Point home lists, or browse every home for sale.

For buyers and sellers: With 3 homes for sale, compare current competition on price and condition.

The story for media: "12 townhouses in Palm Point, Miami, sold between October 2025 and September 2026 at a median price of $389,500, or 97.4% of their original asking price, while 3 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What townhouses and villas actually sold in Palm Point, month by month

12 townhouse and villa closings from October 2025 to September 2026, median $389,500; bars count sales, dots mark the monthly median where three or more closed

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.

97.4%of original asking price, median townhouse or villa sale99.4% of the final asking price

$322townhouse and villa sold price per square footmedian of closed sales

42recorded days, closed samplemedian nonmissing CDOM; not measured time to contract

0%cash salesas recorded in the MLS buyer-financing field

96.5%Miami townhouses and villas, sold to original asking845 city closings, same window

Range $325,000 to $412,000. 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 home's value.

Miami seller edition, October 2026

Keep these Miami numbers. We update them every day.

One page built from the figures on this page: what sold, what is sitting, what cut price, and what that means if you plan to sell in the next year. Houses and condos kept separate. Emailed now, then a fresh edition at the start of each month.

Where the Palm Point fee sits among Miami townhouses and villas

Fewer than five Palm Point listings state a fee today, so no fee position is drawn. The Miami townhouse and villa median is $188/mo; the middle half runs $135 to $292.

What townhouses and villas are for sale in Palm Point today

3 townhouses and villas by size

0homes under contract0 of 3 listings

1townhouses and villas recorded below original askingof 3 active listings

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

0mention a special assessment0 of 3 listings

0state an age restriction (55+)0 of 3 listings; confirm with the association

0mention a required membership0 of 3 listings

0mention a land or recreation lease0 of 3 listings

HOARecorded legal indicates lot/plat/PUD; does not verify an HOAper the tax legal description in 15 of 15 MLS records; 15 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 Palm Point?

What is the HOA fee in Palm Point, Miami?

Fewer than five Palm Point listings state a fee today, so no fee median is shown. The Miami townhouse and villa median is $188 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.

What did townhouses and villas in Palm Point sell for?

12 Palm Point townhouses closed between October 1, 2025 and September 30, 2026 at a median $389,500 ($322 per square foot), ranging from $325,000 to $412,000. The median sale closed at 97.4% of the original asking price and 99.4% of the final asking price, after a median 42 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; 1 October 2026 closing has been reported so far and is not in the medians.

How many Palm Point townhouses and villas are for sale, and are prices being cut?

3 Palm Point townhouses are listed as of October 18, 2026; 0 more are under contract. 1 of 3 active records have current ListPrice below OriginalListPrice. The remainder is not a never-cut group. At the last twelve months' sales pace the inventory ratio is 3 months; not a sale-time forecast.

Does Palm Point have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 3 Palm Point 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 Palm Point 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 Miami whose subdivision field names Palm Point, 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. Palm Point 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 Palm Point, 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 Miami communities to compare with Palm Point

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

Calusa Point · 2.4 mi · 3 on the market
Kendale Lakes · 3.1 mi · 3 on the market
Kendall Breeze · 3.2 mi · 2 on the market
Devon Aire Villas · 3.2 mi · 4 on the market
Tuscany · 3.2 mi · 4 on the market
Kendall Breeze South · 3.3 mi · 1 on the market

More live 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 days40.2%852 of 2,120 active Miami houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 71 days, n=2,119 nonmissing.See Miami price cuts →Condo association fees$981/momedian fee in 4,658 retained Miami condominium listings after exclusions and percentile trimmingAs of October 18, 2026. p25–p75: $601–$1,540.See Miami condo fees →Rentals: annual and season$3,000/momedian asking rent across 6,049 Miami lease listings25% are offered furnished; season runs November into late April or early MaySee Miami rentals →Miami market report7,005houses and condominiums for sale in Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami market →

Own a home or condo in Miami? What is my home worth in Miami? Current sale prices, houses and condos separate · Selling a house in Miami: what it takes and what mispricing costs

Miami seller edition, October 2026

Keep these Miami numbers. We update them every day.

Method: listings whose MLS subdivision field maps to Palm Point 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), 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.

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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