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

Commodore Club South, Key Biscayne: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Commodore Club South condo listed for sale carries an association fee of $1,298 a month, 24% below the Key Biscayne condo median of $1,708. 7 units are for sale, and 2 of them have cut their asking price. Over the twelve months September 2025 to August 2026, 10 Commodore Club South condos closed at a median $1,168,500, a median 8% under their original asking price.

Small sample: Commodore Club South 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$1,298Key Biscayne condos $1,708; 7 listings state a fee

Condos sold: median price, 12 months$1.17M10 closings September–August 2026; $896 per sq ft

Median condo asking price$1.4M7 for sale; $1,107 per sq ft

Have cut their price2 of 7of the units for sale today

Months of supply8.47 for sale ÷ 0.8 sales a month

Built1974buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $1,395,000 while the last twelve months of sales closed at a median $1,168,500, 92.2% of the original asking price. That gap, plus 7 competing units and 8.4 months of supply at the current sales pace, is the pricing reality a Commodore Club South seller starts from; a buyer should budget $1,298/mo in fees on the typical unit and ask what a quote well under $1,298 leaves out.

The story for media: "10 condominiums in Commodore Club South, Key Biscayne, sold between September 2025 and August 2026 at a median price of $1,168,500, or 92.2% of their original asking price, while 7 remain for sale with a median association fee of $1,298 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Commodore Club South, month by month

10 condo closings from September 2025 to August 2026, median $1,168,500; 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.

92.2%of original asking price, median condo sale96.1% of the final asking price

$896condo sold price per square footasking today $1,107

70days to sell, mediancumulative days on market of closed sales

50%cash salesas recorded in the MLS buyer-financing field

93.9%Key Biscayne condos, sold to original asking148 city closings, same window

Range $1,020,000 to $2,250,000. 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 Commodore Club South fee sits among Key Biscayne condos

Commodore Club South median $1,298/mo against the Key Biscayne middle half ($1,269 to $2,494) and median ($1,708); 29.8% of Key Biscayne condo listings ask less.

Shaded band = 25th to 75th percentile of Key Biscayne 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.

What the Commodore Club South fee includes, as entered by listing brokers

Security 100%
Trash 83.3%
Water 83.3%
Pool 66.7%
Sewer 66.7%
Common areas 33.3%
Grounds 33.3%
Hot water 33.3%
Cable TV 33.3%
Recreation facilities 16.7%

Share of the 6 Commodore Club South 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 Commodore Club South today

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

0condos under contract0 of 7 listings

2condos with a price cutof 7 for sale

48median days on marketcumulative, relistings included

$1.15M–$4.5Mcondo asking price rangemedian $1,395,000

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

1mention a special assessment1 of 7 listings

0state an age restriction (55+)0 of 7 listings; confirm with the association

0mention a required membership0 of 7 listings

0mention a land or recreation lease0 of 7 listings

1mention a milestone inspection or recertification1 of 7 listings

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.

36.2% of the condos for sale in Key Biscayne have already had to cut, a median $87,500.

This page is built from every Key Biscayne 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.

36.2%Have already cutmedian cut $87,500 (4.6%)

63.8%Still at their first priceevery seller starts here; the first price decides who stays

105 condos for sale in Key Biscayne, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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

Buying in Commodore Club South? Email me when a new Commodore Club South unit lists, or browse every unit for sale.

Commodore Club South questions, answered from the data

What is the condo fee in Commodore Club South, Key Biscayne?

As of September 7, 2026, the median monthly-equivalent association fee across the 7 Commodore Club South condominiums for sale that state a fee is $1,298. That is 24% below the Key Biscayne condo median of $1,708. 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 Commodore Club South sell for?

10 Commodore Club South condominiums closed between September 1, 2025 and August 31, 2026 at a median $1,168,500 ($896 per square foot), ranging from $1,020,000 to $2,250,000. The median sale closed at 92.2% of the original asking price and 96.1% of the final asking price, after a median 70 cumulative days on market. 50% 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 Commodore Club South condos are for sale, and are prices being cut?

7 Commodore Club South condominiums are listed for sale as of September 7, 2026, asking from $1,149,000 to $4,500,000 with a median of $1,395,000; 0 more are under contract. 2 of the active condo listings have reduced the price at least once. The median active condo listing has been on the market 48 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 8.4 months of supply.

Does Commodore Club South have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 7 Commodore Club South 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 Commodore Club South 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 Key Biscayne whose subdivision field names Commodore Club South, 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. Commodore Club South 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 Key Biscayne data

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

Price cuts and true days on market24.2%of Key Biscayne houses for sale have cut their priceMedian 73 cumulative days on market across 33 listingsSee Key Biscayne price cuts →Key Biscayne market report126houses and condominiums for sale in Key Biscayne right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Key Biscayne market →

Method: listings whose MLS subdivision field maps to Commodore Club South 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), Key Biscayne, 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.