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

Mystic Pointe, Aventura: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Mystic Pointe condo listed for sale carries an association fee of $1,213 a month, in line with the Aventura condo median of $1,216. 81 units are for sale, 12 more are under contract, and 34.6% have cut their asking price. Over the twelve months September 2025 to August 2026, 79 Mystic Pointe condos closed at a median $450,000, a median 12% 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$1,213Aventura condos $1,216; 81 listings state a fee

Condos sold: median price, 12 months$450K79 closings September–August 2026; $349 per sq ft

Median condo asking price$499K81 for sale; $396 per sq ft

Have cut their price34.6%median cut $33,500 (6.6%)

Months of supply12.381 for sale ÷ 6.6 sales a month

Built1988–1991buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $499,000 while the last twelve months of sales closed at a median $450,000, 88% of the original asking price. That gap, plus 81 competing units and 12.3 months of supply at the current sales pace, is the pricing reality a Mystic Pointe seller starts from; a buyer should budget $1,213/mo in fees on the typical unit and ask what a quote well under $1,094 leaves out.

The story for media: "79 condominiums in Mystic Pointe, Aventura, sold between September 2025 and August 2026 at a median price of $450,000, or 88% of their original asking price, while 81 remain for sale with a median association fee of $1,213 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Mystic Pointe, month by month

79 condo closings from September 2025 to August 2026, median $450,000; 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.

88%of original asking price, median condo sale93.5% of the final asking price

$349condo sold price per square footasking today $396

91days to sell, mediancumulative days on market of closed sales

67.1%cash salesas recorded in the MLS buyer-financing field

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

Range $235,000 to $965,000. 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 Mystic Pointe fee sits among Aventura condos

Mystic Pointe median $1,213/mo against the Aventura middle half ($972 to $1,747) and median ($1,216); 50% 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 Mystic Pointe the middle half of fees runs $1,094 to $1,294 a month ($0.92 per square foot). 3 listings show a master-association layer on top of the building or enclave fee; totals here sum both. 13.6% of listings quote the fee quarterly; all figures are converted to monthly. Units that sold in the last twelve months carried a median fee of $1,267 at the time of listing.

What the Mystic Pointe fee includes, as entered by listing brokers

Cable TV 85.7%
Water 64.3%
Security 62.9%
Common areas 60%
Trash 58.6%
Internet 58.6%
Sewer 47.1%
Pool 38.6%
Grounds 32.9%
Structure maintenance 30%

Share of the 70 Mystic Pointe 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 Mystic Pointe today

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

12.9%of condos are under contract12 of 93 listings

$33,500median condo price cut6.6% off the original asking price

70median days on marketcumulative, relistings included

$329K–$1.2Mcondo asking price rangemedian $499,000

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

3mention a special assessment3 of 81 listings (3.7%)

0state an age restriction (55+)0 of 81 listings (0%); confirm with the association

0mention a required membership0 of 81 listings (0%)

0mention a land or recreation lease0 of 81 listings (0%)

2mention a milestone inspection or recertification2 of 81 listings (2.5%)

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.

Mystic Pointe by enclave, section or tower

Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.

Sub-community	Condos for sale	Under contract	Median fee / mo	Median asking	Cut price	Sold, 12 mo	Median sold	Built
Tower 500	21	4	$1,250	$540K	23.8%	22	$445K	1991
No. 3	11	1	$1,256	$510K	45.5%	16	$538K	1989
Tower 600	14	0	$1,188	$375K	21.4%	11	$325K	1991
Tower 400	14	4	$1,244	$580K	42.9%	9	$656K	1990
No. 2	8	1	$1,208	$515K	—	11	$465K	1989
No. 1	9	1	$1,226	$420K	—	6	$510K	1988

For sellers

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

34.6% of the condos for sale in Mystic Pointe, Aventura have already had to cut, a median $33,500, and buyers compare your fee against 81 other listings before they book a showing.

This page is built from every Mystic Pointe, 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.

34.6%Have already cutmedian cut $33,500 (6.6%)

65.4%Still at their first priceevery seller starts here; the first price decides who stays

81 condos for sale in Mystic Pointe, Aventura, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Mystic Pointe 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 Mystic Pointe? Email me when a new Mystic Pointe unit lists, or browse every unit for sale.

Mystic Pointe questions, answered from the data

What is the condo fee in Mystic Pointe, Aventura?

As of September 7, 2026, the median monthly-equivalent association fee across the 81 Mystic Pointe condominiums for sale that state a fee is $1,213; the middle half runs $1,094 to $1,294. That is in line with the Aventura condo median of $1,216. 3 listings show a second association layer (master plus enclave or building); the total shown always sums both layers. 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 Mystic Pointe sell for?

79 Mystic Pointe condominiums closed between September 1, 2025 and August 31, 2026 at a median $450,000 ($349 per square foot), ranging from $235,000 to $965,000. The median sale closed at 88% of the original asking price and 93.5% of the final asking price, after a median 91 cumulative days on market. 67.1% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 September 2026 closings have been reported so far and are not in the medians.

How many Mystic Pointe condos are for sale, and are prices being cut?

81 Mystic Pointe condominiums are listed for sale as of September 7, 2026, asking from $329,000 to $1,195,000 with a median of $499,000; 12 more are under contract. 34.6% of the active listings have reduced their price at least once, by a median $33,500 (6.6%). The median active condo listing has been on the market 70 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 12.3 months of supply.

Which Mystic Pointe enclaves or buildings have the most for sale?

Mystic Pointe listings in the MLS carry 6 sub-community names (enclaves, sections or towers). The largest today Tower 500 (21 for sale, median fee $1,250, 22 sold at a median $445,000); No. 3 (11 for sale, median fee $1,256, 16 sold at a median $537,500); Tower 600 (14 for sale, median fee $1,188, 11 sold at a median $325,000). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does Mystic Pointe have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 81 Mystic Pointe listings for sale, 3 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 Mystic Pointe 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 Mystic Pointe or one of its enclaves, 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 Mystic Pointe 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.