PBP REAL ESTATE - JOURNALIST PACKAGE - AVENTURA CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX)
Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+00:00). Current edition. A later snapshot may differ; this file describes only the date above.
Fee accuracy: 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.

HEADLINE OPTIONS
1. Aventura condo monthly association fees have a median of $1,212 in the retained usable-fee sample of 1,074 listings, 51% above the five-county median
2. In Aventura's retained usable-fee sample (1,074 listings after exclusions and percentile trimming), 70.9% have monthly-equivalent fees of $1,000 or more and 2.6% are below $500
3. Aventura condos, retained usable-fee sample: recorded YearBuilt 2005+ (n=218) vs pre-1995 (n=695), monthly median 48% higher

LEDE
AVENTURA, Fla., October 18, 2026 - Among 1,074 active condominium listings in Aventura retained after excluding unusable-fee records and trimming monthly-equivalent fees below the city's 1st or above its 99th percentile, the median monthly association fee is $1,212, with the middle half between $968 and $1,747, according to PBP Real Estate's analysis of BeachesMLS listing data as of October 18, 2026. There are 1,097 active condominium listings before those exclusions and trimming; the fee statistics describe the retained sample, not every property for sale. The city median is 51% above the separately trimmed five-county median of $800 and ranks 15th among 69 published city medians.

NUT GRAF
The following fee statistics describe the retained usable-fee sample after exclusions and percentile trimming; measures needing living area, asking price or construction year use the qualifying records within that sample, with their own denominators. Per square foot, the median Aventura condo fee is $0.95 a month (1,069 retained listings with recorded living area of at least 300 square feet). A year of reported fees equals a median 3.17% of the listing's current asking price across 1,074 retained listings with a current asking price of at least $20,000; this is the median of per-listing ratios. 70.9% of the retained sample have fees of $1,000 or more a month and 2.6% are below $500. 0.5% of the retained sample report two association layers (a master and a sub-association, summed here); 1% are billed quarterly and shown as monthly equivalents. Agent-written public remarks mention a special assessment on 10.6% of the retained sample, describe one as pending or payable by the buyer on 1.3%, and mention a mandatory club or membership on 0.2%; 1,073 retained listings carry remarks. These are keyword classifications of free text, not verified facts about any association. Among retained listings with a recorded construction year, the median monthly-equivalent fee is $1,620 for a recorded year built of 2005 or later (218 listings) and $1,094 for those built before 1995 (695 listings); construction year is a recorded field and this comparison does not explain why fees differ. 

FACT BOX (exact figures)
- Active condominium listings, Aventura (before exclusions and trimming): 1,097 [October 18, 2026]
- Listings with a valid fee before trimming / retained after 1st-99th percentile trim: 1,093 / 1,074 (19 trimmed; 0 fee without billing frequency excluded) [October 18, 2026]
- Median monthly-equivalent association fee, retained sample: $1,212 [October 18, 2026]
- Middle half of the retained sample (25th to 75th percentile): $968 to $1,747 [October 18, 2026]
- Median fee per square foot per month: $0.95 (1,069 retained listings with recorded living area of at least 300 square feet) [October 18, 2026]
- A year of reported fees as a share of current asking price (median of per-listing ratios): 3.17% (1,074 retained listings with a current asking price of at least $20,000) [October 18, 2026]
- Retained sample with fees of $1,000 or more a month / below $500: 70.9% (761) / 2.6% (28) of 1,074 [October 18, 2026]
- Two association layers reported (master + sub), retained sample: 0.5% (5) [October 18, 2026]
- Billed quarterly (converted to monthly), retained sample: 1% [October 18, 2026]
- Remarks mention a special assessment / pending or buyer-paid, retained sample: 10.6% / 1.3% [October 18, 2026]
- Remarks mention a mandatory club or membership, retained sample: 0.2% [October 18, 2026]
- Five-county median, retained sample after region-level trimming: $800 (25,298 listings); Aventura ranks 15th among 69 published city medians [October 18, 2026]
- Median fee, recorded year built 2005 or later / before 1995 (retained sample): $1,620 (2005+ n=218) / $1,094 (pre-1995 n=695) [October 18, 2026]

QUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data)
- "The median monthly-equivalent association fee in Aventura's retained usable-fee sample (n=1,074), after exclusions and percentile trimming, is $1,212, compared with $800 in the separately trimmed five-county sample."
- "Among Aventura condos in the retained usable-fee sample (n=1,074) after exclusions and percentile trimming, 70.9 percent have listed monthly-equivalent fees of $1,000 or more and 2.6 percent are below $500."
- "Among the retained usable-fee listings in Aventura with a recorded construction year, the median monthly-equivalent fee is $1,620 for a recorded year built of 2005 or later (218 listings) and $1,094 for those built before 1995 (695 listings)."

CHARTS (standalone PNG; title, as-of date, edition and source baked in)
- aventura-condo-fee-vs-south-florida-bc5aea2d8be42-2026-10-18.png
  Caption: Median monthly-equivalent association fee in the retained usable-fee sample after exclusions and percentile trimming, Aventura and the published comparison cities, grouped by county, October 18, 2026. City medians use city-level trimming; the five-county reference uses a separate region-level trim and is not a median of city medians. A published city requires at least 30 listings with a valid fee before percentile trimming; the retained sample size is stated on the chart. Source: BeachesMLS via PBP Real Estate.
  Alt text: Dot strip chart in five county lanes. Aventura retained-sample median $1,212 a month (n=1,074); five-county median $800 (n=25,298, region-level trim).
- aventura-condo-fees-by-band-bc5aea2d8be42-2026-10-18.png
  Caption: Monthly-equivalent association fee bands for the 1,074 active Aventura condominium listings retained after unusable-fee exclusions and city-level 1st/99th-percentile trimming, October 18, 2026. Shares describe this retained sample, not all active listings. Source: BeachesMLS via PBP Real Estate.
  Alt text: Column chart of the retained usable-fee sample by fee band: Under $250 0.7% (7 listings); $250 to $500 2% (21 listings); $500 to $750 5.9% (63 listings); $750 to $1,000 20.7% (222 listings); $1,000 to $1,500 36.7% (394 listings); $1,500 to $2,000 14.7% (158 listings); $2,000 and up 19.5% (209 listings).
- aventura-condo-fees-by-decade-bc5aea2d8be42-2026-10-18.png
  Caption: Median monthly-equivalent association fee by recorded YearBuilt decade among Aventura condominiums in the retained usable-fee sample after exclusions and percentile trimming, October 18, 2026. Each decade uses the retained records with a recorded construction year; decades under 10 listings shown gray with a count only. Source: BeachesMLS via PBP Real Estate. Recorded YearBuilt 2005+ n=218; pre-1995 n=695.
  Alt text: Column chart of median fee by recorded decade built: 1960s $497 (37 listings); 1970s $1,007 (299 listings); 1980s $1,278 (184 listings); 1990s $1,272 (242 listings); 2000s $1,565 (278 listings); 2010s $3,276 (34 listings). Recorded year built 2005 or later $1,620 (218 listings); before 1995 $1,094 (695 listings).

METHODOLOGY
Method, in plain English. What we counted: active condominium listings whose MLS City field is Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed, in one snapshot pulled 2026-10-18 10:02:49 UTC (data as of October 18, 2026). Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); a listing with a fee but no stated frequency is excluded (0 in this snapshot). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. A city is published when at least 30 listings have a valid fee before trimming (1,093 here). Fees below the 1st or above the 99th percentile are excluded by the stated percentile rule (19 here); these records have not been independently verified as errors. This leaves the retained usable-fee sample of 1,074 listings; every fee median, percentile, band share and percentage in this kit describes that retained sample, not all 1,097 active listings. Region and county comparisons are trimmed separately within their own samples (the five-county figure uses 25,298 retained listings); they are not the union of city-trimmed samples, and the five-county median is not a median of city medians. Per-square-foot fee ratios use retained listings with recorded living area of at least 300 square feet; annual-fee-to-asking-price ratios use retained listings with a current asking price of at least $20,000. Each is the median of per-listing ratios, with its own qualifying count stated. Measures by construction year use the recorded YearBuilt field; groups under 10 listings show a count only, and comparisons using a group of 10–29 listings carry a small-subgroup caution. Published city samples with fewer than 40 retained listings or fewer than 40 valid-fee listings before trimming are marked small; eligibility remains at least 30 valid-fee listings before trimming, so a retained sample may have fewer than 30. Ranks compare published city medians at whole-dollar precision; equal medians tie. Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. Segments follow the recorded tax legal description and the shared MLS classification rule: a listing whose legal description records a condominium is a condominium whatever its MLS property subtype, including townhouse, villa or single-family forms. Condominium or Stock Cooperative subtypes stay in the condominium segment when the legal description is silent or records a parent parcel, including new-build units. Townhouse and Villa listings not classified as condominiums are reported together in the HOA Fee Index; houses are the remaining SingleFamilyResidence listings. These are analytical classifications of recorded fields, not a determination of any property's legal regime. This index reports the condominium segment. Nothing here is an opinion of value about any property or a statement about any specific association's finances. Geography is the MLS City field, not a verified municipal boundary. 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. Journalists may request the aggregate source table behind this kit (counts, medians and percentiles by city and band; no listing-level MLS records) from info@pbpre.com or 561-395-8418; nothing is gated. Edition: Data as of October 18, 2026 (BeachesMLS pull 2026-10-18T10:02:49.950167+00:00). Current edition. A later snapshot may differ; this file describes only the date above. Cite this dated file for its figures. The monthly archive at https://www.pbprealestate.com/press/aventura/2026-10/ contains a separately dated edition; cite that page only for the figures shown in that edition. Later current data is at https://www.pbprealestate.com/condo-fees-aventura/. Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity.

CONTACT
Questions, a number for a story, or a licensed comment: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Drive, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com. Office hours: Monday–Saturday, 8:00 AM–5:00 PM. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.