South Florida Condo Fee Index · development report · as of October 7, 2026 · Miami, Miami-Dade County
Aria On the Bay, Miami: condo fees, what sold, and what is for sale today
As of October 7, 2026, the median monthly-equivalent association fee among 28 active Aria On the Bay listings with a usable fee is $1,096, 13% above the Miami condo median of $972. 28 Aria On the Bay condominiums are listed for sale in Miami, and 6 more are under contract. 13 of 28 active listings have recorded current asking price below original (46.4%).
Over the twelve months October 2025 to September 2026, 29 Aria On the Bay condos closed at a median $650,000, a median 5% under their original asking price.
Key takeaways
Median listed association fee in Aria On the Bay: $1,096/mo across 28 active listings with a usable fee, 13% above the Miami condo median of $972.
29 Aria On the Bay condos closed October 2025 to September 2026 at a median $650,000, 94.6% of original asking price.
28 Aria On the Bay condos are for sale as of October 7, 2026 at a median asking price of $769,000; 13 of 28 show a current asking price below original (46.4%).
11.6 months of supply at the current sales pace (28 for sale against 2.4 sales a month).
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$1,096Miami condos $972; 28 listings state a fee
Condos sold: median price, 12 months$650K29 closings October–September 2026; $686 per sq ft
Median condo asking price$769K28 for sale; $738 per sq ft
Recorded below original asking46.4%13 of 28 active records; median reduction $37,000; separate median 4.3% among those 13
Months of supply11.628 for sale ÷ 2.4 sales a month
Built2018median year built across listings
For Aria On the Bay owners
Own a condo in Aria On the Bay? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Aria On the Bay 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 Aria On the Bay already accounted for.
37.3% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Aria On the Bay, Miami has 28 active listings with a usable listed monthly-equivalent fee, as of October 7, 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 Aria On the Bay 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.
37.3%Recorded below original
62.7%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
4,753 condos for sale in Miami. Source: BeachesMLS, as of October 7, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.
For buyers and sellers: Sellers here are asking a median $769,000 while the last twelve months of sales closed at a median $650,000, 94.6% of the original asking price. That gap, plus 28 competing units and 11.6 months of supply at the current sales pace, is the pricing reality a Aria On the Bay seller starts from; the listed fee median of $1,096/mo among 28 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: "29 condominiums in Aria On the Bay, Miami, sold between October 2025 and September 2026 at a median price of $650,000, or 94.6% of their original asking price, while 28 remain for sale; the median listed monthly-equivalent association fee is $1,096 among 28 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 7, 2026."
What condos actually sold in Aria On the Bay, month by month
29 condo closings from October 2025 to September 2026, median $650,000; 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 Oct 7, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
94.6%of original asking price, median condo sale96.4% of the final asking price
$686condo sold price per square footasking today $738
60recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
51.7%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,991 city closings, same window
Range $482,500 to $2,575,000. 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 Aria On the Bay fee sits among Miami condos
Aria On the Bay median $1,096/mo against the Miami middle half ($600 to $1,533) and median ($972); 56% of Miami condo listings ask less.
Shaded band = 25th to 75th percentile of Miami 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 7, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Inside Aria On the Bay the middle half of fees runs $931 to $1,325 a month ($1.05 per square foot). Units that sold in the last twelve months carried a median fee of $1,218 at the time of listing.
What the Aria On the Bay fee includes, as entered by listing brokers
Water 65%
Sewer 60%
Security 55%
Cable TV 55%
Common areas 50%
Trash 50%
Internet 45%
Pool 40%
Hot water 40%
Structure maintenance 35%
Share of the 20 Aria On 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 Aria On the Bay today
28 condos by size, with the median asking price of each group
Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 7, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
17.6%of condos are under contract6 of 34 listings
$37,000median reduction among below-original recordsseparate median reduction 4.3%; both among 13 below-original records
102median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 28 listings (0%)
0state an age restriction (55+)0 of 28 listings (0%); confirm with the association
0mention a required membership0 of 28 listings (0%)
0mention a land or recreation lease0 of 28 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.
What do buyers and sellers ask about Aria On the Bay?
What is the condo fee in Aria On the Bay, Miami?
As of October 7, 2026, the median monthly-equivalent association fee across the 28 Aria On the Bay condominiums for sale that state a fee is $1,096; the middle half runs $931 to $1,325. That is 13% above the Miami condo median of $972. 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 Aria On the Bay sell for?
29 Aria On the Bay condominiums closed between October 1, 2025 and September 30, 2026 at a median $650,000 ($686 per square foot), ranging from $482,500 to $2,575,000. The median sale closed at 94.6% of the original asking price and 96.4% of the final asking price, after a median 60 cumulative days on market. 51.7% of those sales were cash. Closings are reported to the MLS with a lag, so the window ends with the last full month; 1 October 2026 closing has been reported so far and is not in the medians.
How many Aria On the Bay condos are for sale, and are prices being cut?
28 Aria On the Bay condominiums are listed as of October 7, 2026, asking from $490,000 to $2,400,000, median $769,000; 6 more are under contract. 13 of 28 active records have current ListPrice below OriginalListPrice (46.4%). Among those 13 records, median reduction is $37,000 and 4.3%; 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. At the last twelve months' sales pace the inventory ratio is 11.6 months; not a sale-time forecast.
Does Aria On the Bay have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 28 Aria On the Bay listings for sale, 0 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 Aria On the Bay 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 Miami whose subdivision field names Aria On the Bay, 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. 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.
Method: listings whose MLS subdivision field maps to Aria On 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), Miami, 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 7, 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.
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 7, 2026.
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