South Florida Condo Fee Index · development report · as of September 7, 2026 · Aventura, Miami-Dade County

Ensenada Ii, Aventura: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Ensenada Ii condo listed for sale carries an association fee of $762 a month, 37% below the Aventura condo median of $1,216. 21 units are for sale, and 19% have cut their asking price. Over the twelve months September 2025 to August 2026, 5 Ensenada Ii condos closed at a median $172,500, a median 18% under their original asking price.

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 condo fee / month$762Aventura condos $1,216; 21 listings state a fee

Condos sold: median price, 12 months$173K5 closings September–August 2026; $206 per sq ft

Median condo asking price$218K21 for sale; $236 per sq ft

Have cut their price19%of the units for sale today

Median days on market38cumulative, relistings included

Built1971buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $218,000 while the last twelve months of sales closed at a median $172,500, 82% of the original asking price. That gap, plus 21 competing units, is the pricing reality a Ensenada Ii seller starts from; a buyer should budget $762/mo in fees on the typical unit and ask what a quote well under $697 leaves out.

The story for media: "5 condominiums in Ensenada Ii, Aventura, sold between September 2025 and August 2026 at a median price of $172,500, or 82% of their original asking price, while 21 remain for sale with a median association fee of $762 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Ensenada Ii, month by month

5 condo closings from September 2025 to August 2026, median $172,500; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

82%of original asking price, median condo sale94% of the final asking price

$206condo sold price per square footasking today $236

199days to sell, mediancumulative days on market of closed sales

89.4%Aventura condos, sold to original asking767 city closings, same window

Range $137,000 to $205,000. Sold figures cover listings permitted for internet display and closed between September 1, 2025 and August 31, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Ensenada Ii fee sits among Aventura condos

Ensenada Ii median $762/mo against the Aventura middle half ($972 to $1,747) and median ($1,216); 10.5% of Aventura condo listings ask less.

Shaded band = 25th to 75th percentile of Aventura 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Ensenada Ii the middle half of fees runs $697 to $995 a month ($0.94 per square foot). Units that sold in the last twelve months carried a median fee of $697 at the time of listing.

What the Ensenada Ii fee includes, as entered by listing brokers

Cable TV 76.2%
Water 66.7%
Trash 57.1%
Internet 47.6%
Structure maintenance 47.6%
Hot water 47.6%
Common areas 38.1%
Sewer 38.1%
Security 38.1%
Pool 28.6%

Share of the 21 Ensenada Ii 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 Ensenada Ii today

21 condos by size, with the median asking price of each group

0%of condos are under contract0 of 21 listings

4condos with a price cutof 21 for sale

38median days on marketcumulative, relistings included

$160K–$399Kcondo asking price rangemedian $218,000

See every Ensenada Ii listing with photos, fees and days on market, or get an email when a new Ensenada Ii unit lists.

4mention a special assessment4 of 21 listings (19%)

0state an age restriction (55+)0 of 21 listings (0%); confirm with the association

0mention a required membership0 of 21 listings (0%)

0mention a land or recreation lease0 of 21 listings (0%)

3mention a milestone inspection or recertification3 of 21 listings (14.3%)

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.

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

41.1% of the condos for sale in Aventura have already had to cut, a median $30,000, and buyers compare your fee against 21 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.

41.1%Have already cutmedian cut $30,000 (6.2%)

58.9%Still at their first priceevery seller starts here; the first price decides who stays

1,074 condos for sale in Aventura, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Ensenada Ii building or enclave, floor and unit type?

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

Buying in Ensenada Ii? Email me when a new Ensenada Ii unit lists, or browse every unit for sale.

Ensenada Ii questions, answered from the data

What is the condo fee in Ensenada Ii, Aventura?

As of September 7, 2026, the median monthly-equivalent association fee across the 21 Ensenada Ii condominiums for sale that state a fee is $762; the middle half runs $697 to $995. That is 37% below the Aventura condo median of $1,216. 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 Ensenada Ii sell for?

5 Ensenada Ii condominiums closed between September 1, 2025 and August 31, 2026 at a median $172,500 ($206 per square foot), ranging from $137,000 to $205,000. The median sale closed at 82% of the original asking price and 94% of the final asking price, after a median 199 cumulative days on market. Closings are reported to the MLS with a lag, so the window ends with the last full month; 1 September 2026 closing has been reported so far and is not in the medians.

How many Ensenada Ii condos are for sale, and are prices being cut?

21 Ensenada Ii condominiums are listed for sale as of September 7, 2026, asking from $160,000 to $399,000 with a median of $218,000; 0 more are under contract. 19% of the active listings have reduced their price at least once, by a median — (null%). The median active condo listing has been on the market 38 cumulative days, relistings included.

Does Ensenada Ii have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 21 Ensenada Ii listings for sale, 4 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 Ensenada Ii report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract condominium listings in Aventura whose subdivision field names Ensenada Ii, plus every closing in the twelve months ending August 31, 2026. Fees are converted to a monthly equivalent and both association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. 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.

More live Aventura data

As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.

Price cuts and true days on market41.1%of Aventura condominiums for sale have cut their priceMedian 92 cumulative days on market across 1,074 listingsSee Aventura price cuts →Aventura market report1,059houses and condominiums for sale in Aventura right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Aventura market →

Method: listings whose MLS subdivision field maps to Ensenada Ii 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), Aventura, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of September 7, 2026; closed sales are from a rolling archive and cover September 1, 2025 to August 31, 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 September 7, 2026.