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

Mirador 1000, Miami Beach: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Mirador 1000 condo listed for sale carries an association fee of $1,094 a month, 4% below the Miami Beach condo median of $1,137. 23 units are for sale, 1 more are under contract, and 26.1% have cut their asking price. Over the twelve months September 2025 to August 2026, 21 Mirador 1000 condos closed at a median $410,000, a median 7% 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$1,094Miami Beach condos $1,137; 22 listings state a fee

Condos sold: median price, 12 months$410K21 closings September–August 2026; $539 per sq ft

Median condo asking price$400K23 for sale; $513 per sq ft

Have cut their price26.1%median cut $32,500 (7.9%)

Months of supply13.123 for sale ÷ 1.8 sales a month

Built1968buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $399,999 while the last twelve months of sales closed at a median $410,000, 92.7% of the original asking price. That gap, plus 23 competing units and 13.1 months of supply at the current sales pace, is the pricing reality a Mirador 1000 seller starts from; a buyer should budget $1,094/mo in fees on the typical unit and ask what a quote well under $811 leaves out.

The story for media: "21 condominiums in Mirador 1000, Miami Beach, sold between September 2025 and August 2026 at a median price of $410,000, or 92.7% of their original asking price, while 23 remain for sale with a median association fee of $1,094 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Mirador 1000, month by month

21 condo closings from September 2025 to August 2026, median $410,000; 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.

92.7%of original asking price, median condo sale94.9% of the final asking price

$539condo sold price per square footasking today $513

62days to sell, mediancumulative days on market of closed sales

52.4%cash salesas recorded in the MLS buyer-financing field

91.7%Miami Beach condos, sold to original asking1,514 city closings, same window

Range $215,000 to $1,070,000. 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 Mirador 1000 fee sits among Miami Beach condos

Mirador 1000 median $1,094/mo against the Miami Beach middle half ($752 to $1,835) and median ($1,137); 47% of Miami Beach condo listings ask less.

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

Inside Mirador 1000 the middle half of fees runs $811 to $1,130 a month ($1.33 per square foot). Units that sold in the last twelve months carried a median fee of $1,130 at the time of listing.

What the Mirador 1000 fee includes, as entered by listing brokers

Trash 60%
Water 60%
Sewer 55%
Common areas 50%
Cable TV 50%
Building insurance 45%
Structure maintenance 45%
Security 40%
Internet 40%
Pool 35%

Share of the 20 Mirador 1000 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 Mirador 1000 today

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

4.2%of condos are under contract1 of 24 listings

$32,500median condo price cut7.9% off the original asking price

133median days on marketcumulative, relistings included

$279K–$1.15Mcondo asking price rangemedian $399,999

See every Mirador 1000 listing with photos, fees and days on market, or get an email when a new Mirador 1000 unit lists.

4mention a special assessment4 of 23 listings (17.4%)

0state an age restriction (55+)0 of 23 listings (0%); confirm with the association

0mention a required membership0 of 23 listings (0%)

0mention a land or recreation lease0 of 23 listings (0%)

1mention a milestone inspection or recertification1 of 23 listings (4.3%)

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.

34.6% of the condos for sale in Miami Beach have already had to cut, a median $34,000, and buyers compare your fee against 22 other listings before they book a showing.

This page is built from every Miami Beach 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 $34,000 (6%)

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

1,596 condos for sale in Miami Beach, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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Which Mirador 1000 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 Mirador 1000? Email me when a new Mirador 1000 unit lists, or browse every unit for sale.

Mirador 1000 questions, answered from the data

What is the condo fee in Mirador 1000, Miami Beach?

As of September 7, 2026, the median monthly-equivalent association fee across the 22 Mirador 1000 condominiums for sale that state a fee is $1,094; the middle half runs $811 to $1,130. That is 4% below the Miami Beach condo median of $1,137. 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 Mirador 1000 sell for?

21 Mirador 1000 condominiums closed between September 1, 2025 and August 31, 2026 at a median $410,000 ($539 per square foot), ranging from $215,000 to $1,070,000. The median sale closed at 92.7% of the original asking price and 94.9% of the final asking price, after a median 62 cumulative days on market. 52.4% 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 Mirador 1000 condos are for sale, and are prices being cut?

23 Mirador 1000 condominiums are listed for sale as of September 7, 2026, asking from $279,000 to $1,150,000 with a median of $399,999; 1 more is under contract. 26.1% of the active listings have reduced their price at least once, by a median $32,500 (7.9%). The median active condo listing has been on the market 133 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 13.1 months of supply.

Does Mirador 1000 have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 23 Mirador 1000 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 Mirador 1000 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 Miami Beach whose subdivision field names Mirador 1000, 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 Miami Beach data

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

Price cuts and true days on market32.7%of Miami Beach houses for sale have cut their priceMedian 96 cumulative days on market across 150 listingsSee Miami Beach price cuts →Miami Beach market report1,711houses and condominiums for sale in Miami Beach right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami Beach market →

Method: listings whose MLS subdivision field maps to Mirador 1000 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), Miami 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 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.