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

Village By the Bay, Aventura: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Village By the Bay condo listed for sale carries an association fee of $882 a month, 27% below the Aventura condo median of $1,216. 16 units are for sale, 1 more are under contract, and 43.8% have cut their asking price. Over the twelve months September 2025 to August 2026, 15 Village By the Bay condos closed at a median $435,000, a median 10% under their original asking price.

Small sample: Village By the Bay has fewer than 20 condos 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.

Median condo fee / month$882Aventura condos $1,216; 16 listings state a fee

Condos sold: median price, 12 months$435K15 closings September–August 2026; $399 per sq ft

Median condo asking price$434K16 for sale; $409 per sq ft

Have cut their price43.8%median cut $20,000 (5.4%)

Months of supply12.816 for sale ÷ 1.3 sales a month

Built1997median year built across listings

For buyers and sellers: Sellers here are asking a median $434,000 while the last twelve months of sales closed at a median $435,000, 90.5% of the original asking price. That gap, plus 16 competing units and 12.8 months of supply at the current sales pace, is the pricing reality a Village By the Bay seller starts from; a buyer should budget $882/mo in fees on the typical unit and ask what a quote well under $778 leaves out.

The story for media: "15 condominiums in Village By the Bay, Aventura, sold between September 2025 and August 2026 at a median price of $435,000, or 90.5% of their original asking price, while 16 remain for sale with a median association fee of $882 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Village By the Bay, month by month

15 condo closings from September 2025 to August 2026, median $435,000; 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.

90.5%of original asking price, median condo sale96.1% of the final asking price

$399condo sold price per square footasking today $409

61days to sell, mediancumulative days on market of closed sales

46.7%cash salesas recorded in the MLS buyer-financing field

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

Range $290,000 to $590,000. 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 Village By the Bay fee sits among Aventura condos

Village By the Bay median $882/mo against the Aventura middle half ($972 to $1,747) and median ($1,216); 18% 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 Village By the Bay the middle half of fees runs $778 to $1,020 a month ($0.86 per square foot). Units that sold in the last twelve months carried a median fee of $1,041 at the time of listing.

What the Village By the Bay fee includes, as entered by listing brokers

Common areas 78.6%
Cable TV 71.4%
Security 64.3%
Grounds 64.3%
Pool 57.1%
Water 57.1%
Trash 50%
Roof 42.9%
Sewer 35.7%
Internet 35.7%

Share of the 14 Village By the Bay 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 Village By the Bay today

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

5.9%of condos are under contract1 of 17 listings

$20,000median condo price cut5.4% off the original asking price

42median days on marketcumulative, relistings included

$285K–$635Kcondo asking price rangemedian $434,000

See every Village By the Bay listing with photos, fees and days on market, or get an email when a new Village By the Bay unit lists.

2mention a special assessment2 of 16 listings (12.5%)

0state an age restriction (55+)0 of 16 listings (0%); confirm with the association

0mention a required membership0 of 16 listings (0%)

0mention a land or recreation lease0 of 16 listings (0%)

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 16 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 Village By the Bay 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 Village By the Bay? Email me when a new Village By the Bay unit lists, or browse every unit for sale.

Village By the Bay questions, answered from the data

What is the condo fee in Village By the Bay, Aventura?

As of September 7, 2026, the median monthly-equivalent association fee across the 16 Village By the Bay condominiums for sale that state a fee is $882; the middle half runs $778 to $1,020. That is 27% 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 Village By the Bay sell for?

15 Village By the Bay condominiums closed between September 1, 2025 and August 31, 2026 at a median $435,000 ($399 per square foot), ranging from $290,000 to $590,000. The median sale closed at 90.5% of the original asking price and 96.1% of the final asking price, after a median 61 cumulative days on market. 46.7% 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 Village By the Bay condos are for sale, and are prices being cut?

16 Village By the Bay condominiums are listed for sale as of September 7, 2026, asking from $284,900 to $635,000 with a median of $434,000; 1 more is under contract. 43.8% of the active listings have reduced their price at least once, by a median $20,000 (5.4%). The median active condo listing has been on the market 42 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 12.8 months of supply.

Does Village By the Bay have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 16 Village By the Bay listings for sale, 2 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 Village By the Bay 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 Village By the Bay, 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. Village By the Bay is a small sample today (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.

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 Village By the Bay 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.