South Florida Condo Fee Index · development report · as of October 18, 2026 · Hallandale Beach, Broward County
Duo East, Hallandale Beach: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 10 active Duo East listings with a usable fee is $1,233, 38% above the Hallandale Beach condo median of $894. 10 Duo East condominiums are listed for sale in Hallandale Beach, and 1 more are under contract. 5 of 10 active listings have recorded current asking price below original (50%).
Over the twelve months October 2025 to September 2026, 6 Duo East condos closed at a median $382,500, a median 6% under their original asking price.
Key takeaways
- Median listed association fee in Duo East: $1,233/mo across 10 active listings with a usable fee, 38% above the Hallandale Beach condo median of $894.
- 6 Duo East condos closed October 2025 to September 2026 at a median $382,500, 93.7% of original asking price.
- 10 Duo East condos are for sale as of October 18, 2026 at a median asking price of $369,000; 5 of 10 show a current asking price below original (50%).
- Median recorded cumulative days on market among active listings: 102.
Small sample: Duo East 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.
For Duo East owners
Own a condo in Duo East? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Duo East condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Duo East already accounted for.
42.5% of active condo listings in Hallandale Beach have a recorded asking price below their original list price. For fee comparisons, Duo East, Hallandale Beach has 10 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.
The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Duo East condo, with the reasoning, before it goes live.
No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.
Request a pricing opinion for your property
Buying in Duo East? Email me when a new Duo East unit lists, or browse every unit for sale.
Own in Duo East? Pricing correctly is a skill. Gia Freer prices your condo from this data, with the association fee factored in.
Ask Ava about this dataPrice my Duo East condo correctlyFor buyers and sellers: Sellers here are asking a median $369,000 while the last twelve months of sales closed at a median $382,500, 93.7% of the original asking price. That gap, plus 10 competing units, is the pricing reality a Duo East seller starts from; the listed fee median of $1,233/mo among 10 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.
The story for media: "6 condominiums in Duo East, Hallandale Beach, sold between October 2025 and September 2026 at a median price of $382,500, or 93.7% of their original asking price, while 10 remain for sale; the median listed monthly-equivalent association fee is $1,233 among 10 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."
What condos actually sold in Duo East, month by month
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Range $294,000 to $629,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.
Where the Duo East fee sits among Hallandale Beach condos
Shaded band = 25th to 75th percentile of Hallandale Beach 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 Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Inside Duo East the middle half of fees runs $1,181 to $1,642 a month ($1.11 per square foot). Units that sold in the last twelve months carried a median fee of $1,374 at the time of listing.
What the Duo East fee includes, as entered by listing brokers
- Structure maintenance 70%
- Cable TV 70%
- Security 60%
- Grounds 60%
- Common areas 60%
- Internet 50%
- Pool 50%
- Sewer 50%
- Trash 50%
- Water 50%
Share of the 10 Duo East 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 Duo East today
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
See every Duo East listing with photos, fees and days on market, or get an email when a new Duo East unit lists.
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.
Own in Duo East, or rent a condo in Hallandale Beach?
The median asking price among the 10 Duo East condos for sale is $369,000 and the median stated fee is $1,233 a month (10 listings state one). 5 of the 10 units for sale are 2-bedrooms, asking a median $365,000. The median closed condominium lease in Hallandale Beach over the last 13 months was $2,850 (n=686). Month one, before principal is counted:
| Own, first year, per month | Rent, per month | ||
|---|---|---|---|
| Principal and interest, 30-year fixed at 7.37%, 20% down | $2,038 | Median Hallandale Beach condominium lease | $2,850 |
| Property tax with homestead, 20.6717 mills | $563 | Renter’s insurance | $25 |
| Condo insurance (HO-6), county average | $151 | ||
| Duo East median fee | $1,233 | ||
| Interior maintenance, 0.5% of price a year | $154 | ||
| Gross monthly cost to own | $4,139 | Gross monthly cost to rent | $2,875 |
Renting is $1,264 a month cheaper on day one; about $233 of the owner’s payment is principal in year one, so the real gap is closer to $1,031. Cash at the door for the owner: $84,870 (20% down plus 3% closing). Hallandale Beach rental market: what leases actually closed at.
Estimates for comparison only, not financial, tax or legal advice. Rate: Mortgage News Daily 30-year fixed rate index, 2026-10-16. Tax: 2025 total millage for Hallandale Beach, two $25,000 homestead exemptions (s. 196.031, F.S.). Insurance: county average HO-6 premium, FLOIR. Special assessments, club dues and land-lease payments are not in the fee figure. Same assumptions as the published Hallandale Beach rent-vs-own comparison.
What the recorded flags mean for a Duo East buyer
- Special assessment mentioned, 1 of 10 listings
- A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract.
Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.
What do buyers and sellers ask about Duo East?
What is the condo fee in Duo East, Hallandale Beach?
As of October 18, 2026, the median monthly-equivalent association fee across the 10 Duo East condominiums for sale that state a fee is $1,233; the middle half runs $1,181 to $1,642. That is 38% above the Hallandale Beach condo median of $894. 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 Duo East sell for?
6 Duo East condominiums closed between October 1, 2025 and September 30, 2026 at a median $382,500 ($326 per square foot), ranging from $294,000 to $629,000. The median sale closed at 93.7% of the original asking price and 95.6% of the final asking price, after a median 197 cumulative days on market. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.
How many Duo East condos are for sale, and are prices being cut?
10 Duo East condominiums are listed as of October 18, 2026, asking from $299,000 to $575,000, median $369,000; 1 more are under contract. 5 of 10 active records have current ListPrice below OriginalListPrice (50%). Among those 5 records, median reduction is $41,000 and 8.3%; these are separate medians. The remainder is not a never-cut group. Median nonmissing recorded CDOM is 102 days, not an independently reconstructed property history.
Does Duo East have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 10 Duo East listings for sale, 1 mentions 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 Duo East report built and how often is it updated?
Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in Hallandale Beach whose subdivision field names Duo East, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Duo East is a small sample (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.
Is it cheaper to own in Duo East or rent a condo in Hallandale Beach?
The median asking price among the 10 Duo East condos for sale is $369,000 and the median stated fee is $1,233 a month. Owning costs about $4,139 a month before principal ($2,038 principal and interest at 7.37% with 20% down, $563 property tax with homestead at 20.6717 mills, $151 condo insurance, $1,233 fee, $154 interior maintenance), against $2,875 to rent the median Hallandale Beach condominium ($2,850 lease plus renter's insurance). Renting is $1,264 a month cheaper on day one; about $233 of the owner's payment is principal in year one. Estimates for comparison only, not financial advice.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby Hallandale Beach developments to compare with Duo East
Straight-line distance from Duo East; median monthly fee and units on the market from the same daily snapshot.
More live Hallandale Beach data
PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.
Method: listings whose MLS subdivision field maps to Duo East 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), Hallandale Beach, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 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.
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 October 18, 2026.
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