South Florida Condo Fee Index · updated daily · as of September 7, 2026 · Aventura, Miami-Dade County, Florida
Aventura condo fees: the typical listing asks $1,216/mo, 48% above the South Florida median
As of September 7, 2026, the median monthly association fee across the 1,027 Aventura condominiums for sale is $1,216; half of them fall between $972 and $1,758 a month, and 70.9% ask $1,000 or more. Aventura ranks 16 of 69 South Florida cities by median fee.
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.
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
For buyers and sellers: Budget $1,216/mo as the middle of the market in Aventura, or about $0.96 per square foot per month; a unit quoting well under $972 deserves a question about what the fee leaves out, and one quoting over $1,758 deserves a look at what it covers (building insurance is included in the fee on 31.1% of Aventura listings).
The story for media: "The median condominium listed for sale in Aventura carries a monthly association fee of $1,216, 48% above the five-county South Florida median of $822, according to PBP Real Estate's daily analysis of BeachesMLS listing data as of September 7, 2026."
Sparklines show the daily reading since 2026-09-06, up to the trailing 90 days. Every fee is the monthly equivalent of what the listing office entered; quarterly and annual fees are divided accordingly and master plus sub-association layers are summed. The top and bottom 1% per city (18 listings today) are trimmed as likely data-entry errors.
The association fee is the second number every condominium buyer asks about and the one sellers least like to explain. This page reads it every morning for Aventura: what the typical listing asks, how the fees spread, how building age and price move them, what the fee covers, and how often the remarks warn of a special assessment or a mandatory membership on top.
How are Aventura condo fees spread? 36.6% of listings fall in the $1,000 to $1,500 band
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Read the shape, not only the middle. A wide spread means Aventura has more than one condo market: 2.8% of listings ask under $500 a month and 70.9% ask $1,000 or more. The median unit (1,313 sq ft, asking $450K) pays about 3.21% of its asking price a year in fees.
Aventura condos built since 2005 ask 48% more in fees than those built before 1995: $1,621 versus $1,097 a month
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Newer buildings carry more amenities, staff and insured value, so their fees run higher; older ones carry the milestone inspection and structural reserve requirements that Florida applies to buildings 30 years and older. In Aventura, 6% of listings mention an inspection, recertification or structural work in their remarks, and 1.1% describe reserves as funded. Median year built among Aventura condos for sale: 1989.
How do Aventura condo fees change with asking price?
| Asking price band | Listings | Median fee / month | Fee as share of price / year |
|---|---|---|---|
| Under $250K | 148 | $806 | 4.86% |
| $250K to $500K | 449 | $1,076 | 3.45% |
| $500K to $1M | 295 | $1,657 | 2.87% |
| $1M and up | 135 | $2,982 | 2.01% |
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Rows under 10 listings are not read.
Fees rise with price but not in proportion. The share-of-price column is the carrying cost a buyer pays the association each year relative to the asking price, and it is the fairest way to compare a $200,000 unit with a $2 million one.
What does the fee cover in Aventura? Water on 71.1% of listings, building insurance on 31.1%
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Two fees of $1,216 are not the same fee if one includes building insurance, water and a reserve contribution and the other does not. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.
What sits on top of the fee in Aventura? Special assessments, memberships and leases
Recurring fees are only part of the cost of ownership. The items below are never folded into the fee figures above. They are counted from the public listing remarks (agent-written, unverified) and from the MLS land-lease field, so read them as how often the subject comes up, not as a verified fact about any building.
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Remarks classified by keyword; 1,026 of 1,027 listings carry public remarks.
Which Aventura developments are for sale, and what do they ask in fees?
36 Aventura development reports go deeper than this table: fee position, twelve months of closed sales, price cuts, unit mix and enclave or tower breakdowns, updated daily. Linked names below open them.
Every Aventura development or building with five or more condominiums for sale today, as named in the MLS and grouped by our normalizer. Rows with fewer than 10 listings are gray and anecdotal. Flags count listings in that development whose remarks mention the item.
Largest developments, 20 or more condos for sale (13)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| Commodore Plaza | — | 48 | $1,000 | $0.95 | 1971 | $223K | 1 | — |
| Coronado Tower Ii | — | 47 | $1,007 | $0.87 | 1975 | $325K | 9 (3 pending) | — |
| Del Prado Marina2 layers | — | 45 | $1,283 | $0.86 | 1971 | $295K | 10 (1 pending) | — |
| Waterview | — | 35 | $1,300 | $1.15 | 1982 | $444K | 7 (4 pending) | — |
| 100 Hidden Bay | — | 22 | $1,656 | $0.93 | 2000 | $948K | 0 | — |
| Admirals Port West Bldg | — | 22 | $970 | $0.71 | 1974 | $315K | 3 | — |
| Parc Central Aventura East | — | 22 | $1,094 | $1.03 | 1990 | $355K | 1 | — |
| Ensenada Ii | — | 21 | $762 | $0.94 | 1971 | $218K | 4 | — |
| Hamptons West | — | 21 | $2,065 | $1.29 | 1984 | $645K | 9 | — |
| Aventura Eldorado | — | 20 | $1,100 | $1.11 | 1974 | $295K | 4 | — |
| Aventura Marina Num | — | 20 | $1,702 | $0.94 | 2006 | $742K | 2 | — |
| Echo | — | 20 | $3,382 | $1.40 | 2015 | $1.87M | 0 | — |
| Mystic Pointe Tower 500 C | — | 20 | $1,258 | $0.99 | 1991 | $545K | 0 | — |
Developments with 10 to 19 condos for sale (29)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| 1000 Isl Blvd Williams Is | — | 18 | $1,702 | $1.23 | 1990 | $532K | 1 (1 pending) | — |
| Turnberry Vlg No Tower Co | — | 18 | $1,458 | $0.91 | 2006 | $548K | 0 | — |
| The Yacht Club at Aventura | Aventur | 16 | $832 | $0.71 | 1994 | $437K | 0 | — |
| Venture at Aventura West | Aventura West | 16 | $1,104 | $1.03 | 2005 | $415K | 1 | — |
| Village By the Bay | — | 16 | $882 | $0.86 | 1997 | $434K | 2 | — |
| Flamenco Tower I | — | 15 | $972 | $0.89 | 1980 | $370K | 3 | — |
| Venture at Aventura East | Aventura East | 15 | $856 | $0.81 | 2005 | $422K | 0 | — |
| Point East Sec Ii | — | 14 | $478 | $0.62 | 1968 | $182K | 1 | — |
| Alaqua | — | 13 | $1,300 | $1.07 | 2007 | $499K | 1 | — |
| Mystic Pointe Tower 400 C | — | 13 | $1,245 | $0.85 | 1990 | $580K | 1 | — |
| Mystic Pointe Tower 600 C2 layers | — | 13 | $1,200 | $1.00 | 1991 | $375K | 1 | — |
| Terraces North Turnberry | — | 13 | $1,483 | $0.91 | 1983 | $625K | 5 (1 pending) | — |
| The Atrium at Aventura Co | Aventura Co | 13 | $1,570 | $0.96 | 2007 | $798K | 0 | — |
| Turnberry On the Green Con | — | 13 | $1,191 | $1.04 | 2002 | $449K | 1 | — |
| Turnberry Village So Towe | — | 13 | $1,631 | $1.24 | 2007 | $620K | 1 | — |
| 2000 Isl Blvd Williams Isl2 layers | — | 12 | $2,256 | $1.36 | 1995 | $624K | 0 | — |
| Artech Residences at Aven | — | 12 | $1,936 | $1.19 | 2008 | $773K | 0 | — |
| Parc Central Aventura Sou | — | 12 | $1,058 | $0.84 | 1990 | $362K | 0 | — |
| The Landmark | — | 12 | $1,954 | $1.20 | 1990 | $512K | 3 | — |
| Turnberry Isle South Cond | — | 12 | $1,810 | $1.09 | 1980 | $623K | 3 | — |
| Williams Island | — | 12 | $2,432 | $1.35 | 1990 | $1.02M | 2 | 1 |
| Mystic Pointe No Th | — | 11 | $1,256 | $0.87 | 1989 | $510K | 0 | — |
| The Peninsula Ii | — | 11 | $2,915 | $0.95 | 2007 | $1.82M | 0 | — |
| Turnberry Isle | — | 11 | $1,886 | $1.05 | 1979 | $799K | 1 | — |
| Uptown Marina Lofts | — | 11 | $1,350 | $1.11 | 2006 | $580K | 0 | — |
| Atlantic Iii at the Point | The Point | 10 | $3,278 | $1.25 | 2000 | $1.15M | 0 | — |
| North Tower at the Point | The Point | 10 | $2,016 | $1.18 | 1997 | $770K | 1 | — |
| South Tower at the Point | The Point | 10 | $2,116 | $1.28 | 2002 | $844K | 1 | — |
| The Clipper at Bisc Cove | Bisc Cove | 10 | $1,060 | $0.90 | 1981 | $348K | 1 | — |
Smaller developments, 5 to 9 for sale (18, anecdotal)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| 3000 Isl Blvd Williams Is | — | 9 | $2,680 | $1.40 | 1988 | $749K | 0 | — |
| Bonavida | — | 9 | $1,136 | $1.00 | 1973 | $242K | 0 | — |
| Coronado Tower I | — | 9 | $1,007 | $0.88 | 1975 | $299K | 2 (1 pending) | — |
| Mystic Pointe No One2 layers | — | 9 | $1,226 | $0.92 | 1988 | $420K | 0 | — |
| Atlantic Ii at the Point | The Point | 8 | $2,957 | $1.35 | 1996 | $905K | 0 | — |
| Biscaya Iii | — | 8 | $808 | $0.84 | 1972 | $205K | 0 | — |
| Delvista Towers | — | 8 | $903 | $0.82 | 1982 | $374K | 0 | — |
| Harbor Tws at the Waterway | The Waterwa | 8 | $1,825 | $1.10 | 1993 | $665K | 1 | — |
| Portsview the Waterways | — | 8 | $1,212 | $1.02 | 1988 | $490K | 0 | — |
| The Peninsula | — | 8 | $3,216 | $0.99 | 2003 | $2.4M | 0 | — |
| Aventura Parksquare Residences | — | 7 | $1,076 | $1.17 | 2018 | $625K | 0 | — |
| Coronado Tower Iii | — | 7 | $1,074 | $0.85 | 1975 | $369K | 1 | — |
| Mystic Pointe No Tw | — | 7 | $1,208 | $0.88 | 1989 | $499K | 0 | — |
| Point East | — | 7 | $615 | $0.59 | 1968 | $249K | 3 (1 pending) | — |
| Point East One Bldg | — | 7 | $497 | $0.66 | 1966 | $180K | 0 | — |
| Villa Dorada | — | 7 | $735 | $0.53 | 1973 | $450K | 3 | — |
| Del Prado | — | 6 | $1,284 | $0.66 | 1971 | $476K | 1 (1 pending) | — |
| Mediterranean Village Con | — | 6 | $2,576 | $1.33 | 1988 | $845K | 2 | 1 |
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. 18 rows under 10 listings are anecdotal. Linked development names open a full report with sold prices and fee history.
Master communities in Aventura: The Point (4 enclaves listed, 38 units, median $2,315/mo); Aventura West (1 enclave listed, 16 units, median $1,104/mo); Aventura East (1 enclave listed, 15 units, median $856/mo); Aventur (1 enclave listed, 13 units, median $830/mo); Aventura Co (1 enclave listed, 12 units, median $1,635/mo); Bisc Cove (1 enclave listed, 10 units, median $1,060/mo); The Waterwa (2 enclaves listed, 9 units, median $1,770/mo); The Point C (1 enclave listed, 5 units, median $3,974/mo); Aventura (3 enclaves listed, 5 units, median $934/mo); Biscayne Cove Co (1 enclave listed, 5 units, median $1,164/mo); Turnberry Isl (1 enclave listed, 5 units, median $2,009/mo). Where enclaves inside a master community bill separately, the total shown is the sum of both layers.
Are Aventura condo fees rising? Trend since tracking began
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
More live Aventura data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
For journalists: the Aventura condo fee numbers, ready to run
Everything on this page as a news kit, rebuilt every morning: three headline options, an AP-style lede, a fact box with exact figures, three quotable data points, three standalone charts with captions and alt text, and the methodology. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.
Headline options today
- The typical Aventura condo for sale carries a $1,216-a-month association fee, 48% above the South Florida median
- 70.9% of Aventura condos on the market ask $1,000 or more a month in fees; 2.8% stay under $500
- Aventura condos built since 2005 carry fees 48% higher than buildings from before 1995
Quotable
"The median condominium listed for sale in Aventura carries a monthly association fee of $1,216, 48% above the five-county South Florida median of $822."
Download
- Full press kit (zip, 750 KB): PDF, plain text, three PNG charts, captions and alt text
- Journalist package (PDF)
- Plain text, paste-ready
- Aventura condo fees sit 48% above the South Florida median (PNG)
- 36.6% of Aventura condos for sale carry a fee of $1,000 to $1,500 a month (PNG)
- Aventura condos built since 2005 ask 48% more in fees than those built before 1995 (PNG)
Need a number or a licensed quote
Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.
What to do with this
Buyers
- Use $1,216 a month, or $0.96 per square foot, as the Aventura midpoint; ask why a unit sits far outside $972 to $1,758.
- Ask for three documents before you fall in love: the current budget, the reserve study, and the latest milestone or structural report. 10.7% of Aventura listings bring up a special assessment on their own.
- If the community has a master association, confirm both layers are in the quoted fee; 0.5% of Aventura listings show two.
Sellers
- State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 1,027 other Aventura listings.
- If an assessment is paid or none is pending, say so plainly; 7.2% of your competition already does.
- A fee above $1,758 is not a defect if the coverage justifies it; list the coverage.
Media writers
- Angle: Aventura condo fees run 48% above the five-county median ($1,216 vs $822); 70.9% of listings ask $1,000 or more. Post-2005 buildings ask 48% more than pre-1995 ones.
- Attribute to: PBP Real Estate analysis of BeachesMLS listing data, as of September 7, 2026. Method note at the foot of this page; figures refresh every morning.
Questions people actually ask about Aventura condo fees
What is the average condo fee in Aventura?
We report the median, not the average, because one high-fee tower would drag an average. As of September 7, 2026, the median monthly-equivalent association fee across 1,027 Aventura condominiums for sale is $1,216. The middle half runs $972 to $1,758; 2.8% ask under $500 and 70.9% ask $1,000 or more. Per square foot the median is $0.96 a month.
Why are some Aventura condo fees quoted quarterly?
Associations bill on different cycles. In Aventura today 98.6% of listings quote a monthly fee and 1.3% quote quarterly, 0.1% annually. Every figure on this page is converted to a monthly equivalent (a $2,400 quarterly fee counts as $800 a month) so listings can be compared. Fees with no billing cycle stated in the MLS are left out rather than guessed.
Do Aventura condos have more than one association fee?
Some do. In communities with a master association plus a building or enclave association (Century Village is the classic South Florida example), the MLS carries two fee fields. 0.5% of Aventura listings show a second layer; where present, the median master-association portion is $195 a month and the combined total $1,733. This page always sums the layers into the total and reports the second layer separately.
Are special assessments included in these Aventura fee figures?
No, and they should never be. A special assessment is a one-time or time-limited charge on top of the regular fee, usually for structural work, insurance or reserves. This page reports it separately: 10.7% of Aventura listings mention a special assessment in their public remarks; 1.5% describe one as pending or being carried by the buyer, and 7.2% state there is none or the seller has paid it. Remarks are agent-written and not verified, so treat these as signals to ask about, not a fact about any one building.
What does a Aventura condo fee usually cover?
Of Aventura listings that state what the fee includes (935), the most common items are water (71.1%), cable tv (69%), trash (64.4%), security (61.9%), common areas (60.1%), sewer (55.3%). Building insurance is listed as included on 31.1%. Utilities, insurance and reserves are the items that most change what a fee is worth, so compare coverage before comparing dollars.
Why do newer Aventura condos ask higher fees than older ones?
In Aventura today, condos built since 2005 ask a median $1,621 a month against $1,097 for buildings from before 1995. Newer towers usually carry more amenities, staff and insured value per unit. Older buildings are not automatically cheaper to own: Florida's milestone inspection and structural reserve rules apply to buildings 30 years and older, and 6% of Aventura listings mention an inspection or recertification in their remarks. Ask for the reserve study and the last milestone report either way.
Which Aventura developments have the lowest and highest condo fees?
Among Aventura developments with 10 or more condominiums for sale today, Point East Sec Ii has the lowest median fee ($478/mo) and Echo the highest ($3,382/mo). The table on this page lists every development with five or more listings; rows under 10 are shown in gray as anecdotal. Development names are as entered in the MLS and grouped by our normalizer, so spelling variants may split a community.
How often is the Aventura condo fee index updated?
Every morning. The figures come from PBP Real Estate's own MLS data feed and are rebuilt daily at about 5:00 AM Eastern; this version is as of September 7, 2026. Fees are as entered by each listing office, converted to a monthly equivalent, and trimmed of the top and bottom 1% per city to remove data-entry errors (18 of 1,045 listings today). This is a market read, not a statement about any one building's fee.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
40.7% of the condos for sale in Aventura have already had to cut, a median $30,000, and buyers compare your fee against 1,027 other listings before they book a showing.
This page is built from every Aventura listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your condo: the sales, cuts, fees and days on market it actually competes with, with the reasoning, before it goes live.
No website estimate, no automated number: a comparative market analysis done by hand, within one business day.
Buying instead? Browse Aventura listings with the fee shown on every unit, or compare every South Florida city.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, fee included.
Price my condo correctlyMethod: medians and percentiles over active condominium listings in Aventura permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily. 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); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (18 today). Special assessment, membership, capital contribution, milestone and reserve shares are keyword classifications of agent-written public remarks and are not verified; the land-lease share also uses the MLS land-lease field. Development names are normalized from free-text subdivision fields. Condominiums only; townhouses and villas are excluded. Nothing here is an opinion of value about any property or a statement about any specific 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 September 7, 2026.