South Florida Condo Fee Index · development report · as of September 7, 2026 · Miami, Miami-Dade County
Carmel Lakes, Miami: condo fees, what sold, and what is for sale today
As of September 7, 2026, 2 Carmel Lakes condominiums are listed for sale in Miami. 1 are under contract. Over the twelve months September 2025 to August 2026, 11 Carmel Lakes condos closed at a median $229,000, a median 9% under their original asking price.
Small sample: Carmel Lakes 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.
Condos sold: median price, 12 months$229K11 closings September–August 2026; $235 per sq ft
Condos for sale21 under contract
Have cut their price0 of 2of the units for sale today
Months of supply2.22 for sale ÷ 0.9 sales a month
Built1989–1991buildings 30+ years old fall under Florida milestone inspection rules
For buyers and sellers: With 2 units for sale, Carmel Lakes buyers have choice; sellers compete on price and condition.
The story for media: "11 condominiums in Carmel Lakes, Miami, sold between September 2025 and August 2026 at a median price of $229,000, or 91.1% of their original asking price, while 2 remain for sale, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."
What condos actually sold in Carmel Lakes, month by month
11 condo closings from September 2025 to August 2026, median $229,000; 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.
91.1%of original asking price, median condo sale97% of the final asking price
$235condo sold price per square footmedian of closed sales
91days to sell, mediancumulative days on market of closed sales
36.4%cash salesas recorded in the MLS buyer-financing field
93%Miami condos, sold to original asking3,910 city closings, same window
Range $149,000 to $259,900. 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 Carmel Lakes fee sits among Miami condos
Fewer than five Carmel Lakes listings state a fee today, so no fee position is drawn. The Miami condo median is $973/mo; the middle half runs $599 to $1,539.
What condos are for sale in Carmel Lakes today
2 condos by size
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.
0state an age restriction (55+)0 of 2 listings; confirm with the association
0mention a required membership0 of 2 listings
0mention a land or recreation lease0 of 2 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.
36.7% of the condos for sale in Miami have already had to cut, a median $26,000.
This page is built from every Miami 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.
36.7%Have already cutmedian cut $26,000 (5.7%)
63.3%Still at their first priceevery seller starts here; the first price decides who stays
4,625 condos for sale in Miami, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.
Fewer than five Carmel Lakes listings state a fee today, so no fee median is shown. The Miami condo median is $973 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.
What did condos in Carmel Lakes sell for?
11 Carmel Lakes condominiums closed between September 1, 2025 and August 31, 2026 at a median $229,000 ($235 per square foot), ranging from $149,000 to $259,900. The median sale closed at 91.1% of the original asking price and 97% of the final asking price, after a median 91 cumulative days on market. 36.4% 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 Carmel Lakes condos are for sale, and are prices being cut?
2 Carmel Lakes condominiums are listed for sale as of September 7, 2026; 1 more is under contract. 0 of the active condo listings have reduced the price at least once. At the last twelve months' sales pace that inventory is 2.2 months of supply.
Does Carmel Lakes have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 2 Carmel Lakes 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 Carmel Lakes 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 whose subdivision field names Carmel Lakes, 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. Carmel Lakes 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 Miami data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
Method: listings whose MLS subdivision field maps to Carmel Lakes 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 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.
