South Florida Condo Fee Index · development report · as of October 18, 2026 · Miami, Miami-Dade County
Aria Reserve South, Miami: condo fees, what sold, and what is for sale today
As of October 18, 2026, the median monthly-equivalent association fee among 10 active Aria Reserve South listings with a usable fee is $1,512, 54% above the Miami condo median of $981. 10 Aria Reserve South condominiums are listed for sale in Miami. 4 of 10 active listings have recorded current asking price below original (40%).
Over the twelve months October 2025 to September 2026, 9 Aria Reserve South condos closed at a median $1,540,000, a median 16% under their original asking price.
Key takeaways
Median listed association fee in Aria Reserve South: $1,512/mo across 10 active listings with a usable fee, 54% above the Miami condo median of $981.
9 Aria Reserve South condos closed October 2025 to September 2026 at a median $1,540,000, 83.6% of original asking price.
10 Aria Reserve South condos are for sale as of October 18, 2026 at a median asking price of $2,124,500; 4 of 10 show a current asking price below original (40%).
Median recorded cumulative days on market among active listings: 44.
Small sample: Aria Reserve 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$1,512Miami condos $981; 10 listings state a fee
Condos sold: median price, 12 months$1.54M9 closings October–September 2026; $997 per sq ft
Median condo asking price$2.12M10 for sale; $1,262 per sq ft
Recorded below original asking40%current asking versus original among active listings; not price history
Recorded cumulative days44median nonmissing MLS field; not a reconstructed history
Built2025median year built across listings
For Aria Reserve South owners
Own a condo in Aria Reserve South? The association fee is fixed at sale. The asking price is your decision.
Buyers comparing Aria Reserve South 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 Reserve South already accounted for.
37.5% of active condo listings in Miami have a recorded asking price below their original list price. For fee comparisons, Aria Reserve South, Miami 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 Aria Reserve South 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.
37.5%Recorded below original
62.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
4,885 condos for sale in Miami. Source: BeachesMLS, as of October 18, 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 $2,124,500 while the last twelve months of sales closed at a median $1,540,000, 83.6% of the original asking price. That gap, plus 10 competing units, is the pricing reality a Aria Reserve South seller starts from; the listed fee median of $1,512/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: "9 condominiums in Aria Reserve South, Miami, sold between October 2025 and September 2026 at a median price of $1,540,000, or 83.6% of their original asking price, while 10 remain for sale; the median listed monthly-equivalent association fee is $1,512 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 Aria Reserve South, month by month
9 condo closings from October 2025 to September 2026, median $1,540,000; 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 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
83.6%of original asking price, median condo sale95.6% of the final asking price
$997condo sold price per square footasking today $1,262
126recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
93%Miami condos, sold to original asking3,999 city closings, same window
Range $1,080,000 to $3,390,000. 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 Reserve South fee sits among Miami condos
Aria Reserve South median $1,512/mo against the Miami middle half ($601 to $1,540) and median ($981); 74.1% 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 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
Inside Aria Reserve South the middle half of fees runs $1,354 to $2,335 a month ($0.92 per square foot). Units that sold in the last twelve months carried a median fee of $1,430 at the time of listing.
What the Aria Reserve South fee includes, as entered by listing brokers
Water 87.5%
Trash 75%
Sewer 62.5%
Grounds 62.5%
Security 62.5%
Common areas 50%
Hot water 50%
Building insurance 37.5%
Structure maintenance 37.5%
Pool 37.5%
Share of the 8 Aria Reserve 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 Aria Reserve South today
10 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 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.
0%of condos are under contract0 of 10 listings
4condos recorded below original askingof 10 active listings
44median recorded cumulative daysnonmissing MLS field; not a reconstructed history
0mention a special assessment0 of 10 listings (0%)
0state an age restriction (55+)0 of 10 listings (0%); confirm with the association
0mention a required membership0 of 10 listings (0%)
0mention a land or recreation lease0 of 10 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 Reserve South?
What is the condo fee in Aria Reserve South, Miami?
As of October 18, 2026, the median monthly-equivalent association fee across the 10 Aria Reserve South condominiums for sale that state a fee is $1,512; the middle half runs $1,354 to $2,335. That is 54% above the Miami condo median of $981. 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 Reserve South sell for?
9 Aria Reserve South condominiums closed between October 1, 2025 and September 30, 2026 at a median $1,540,000 ($997 per square foot), ranging from $1,080,000 to $3,390,000. The median sale closed at 83.6% of the original asking price and 95.6% of the final asking price, after a median 126 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 Aria Reserve South condos are for sale, and are prices being cut?
10 Aria Reserve South condominiums are listed as of October 18, 2026, asking from $1,850,000 to $4,400,000, median $2,124,500; 0 more are under contract. 4 of 10 active records have current ListPrice below OriginalListPrice (40%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 44 days, not an independently reconstructed property history.
Does Aria Reserve South have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 10 Aria Reserve South 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 Reserve South 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 Reserve South, 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. Aria Reserve South 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.
Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.
Nearby Miami developments to compare with Aria Reserve South
Straight-line distance from Aria Reserve South; median monthly fee and units on the market from the same daily snapshot.
Aria Reserve Miami · under 0.1 mi · median fee $1,500/mo · 7 on the market
Escottonia Park · 0.1 mi · median fee $2,314/mo · 13 on the market
Bay House Miami · 0.2 mi · median fee $1,360/mo · 9 on the market
Icon Bay · 0.3 mi · median fee $1,761/mo · 13 on the market
Biscayne Beach · 0.3 mi · median fee $1,508/mo · 19 on the market
900 Biscayne Bay · 1.2 mi · median fee $1,570/mo · 19 on the market
More live Miami 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 Aria Reserve 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), 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 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.
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.
Moving to Miami
Moving to Aria Reserve South? Everything in one place
Moving to Miami guide — prices by area updated daily, houses and condos kept separate, Texas vs Florida taxes, and how to plan the search.
Public schools: check the address — Miami-Dade County Public Schools assigns schools by address, not by neighborhood name. Check each address in the official locator before you sign.
