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

The Horizons, Miami: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical The Horizons condo listed for sale carries an association fee of $693 a month, 29% below the Miami condo median of $973. 7 units are for sale, 2 more are under contract, and 2 of them have cut their asking price. Over the twelve months September 2025 to August 2026, 16 The Horizons condos closed at a median $267,500, a median 4% under their original asking price.

Small sample: The Horizons 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$693Miami condos $973; 7 listings state a fee

Condos sold: median price, 12 months$268K16 closings September–August 2026; $289 per sq ft

Median condo asking price$279K7 for sale; $289 per sq ft

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

Months of supply5.27 for sale ÷ 1.3 sales a month

Built1980buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $279,000 while the last twelve months of sales closed at a median $267,500, 95.6% of the original asking price. That gap, plus 7 competing units and 5.2 months of supply at the current sales pace, is the pricing reality a The Horizons seller starts from; a buyer should budget $693/mo in fees on the typical unit and ask what a quote well under $693 leaves out.

The story for media: "16 condominiums in The Horizons, Miami, sold between September 2025 and August 2026 at a median price of $267,500, or 95.6% of their original asking price, while 7 remain for sale with a median association fee of $693 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in The Horizons, month by month

16 condo closings from September 2025 to August 2026, median $267,500; 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.

95.6%of original asking price, median condo sale96.8% of the final asking price

$289condo sold price per square footasking today $289

46days to sell, mediancumulative days on market of closed sales

37.5%cash salesas recorded in the MLS buyer-financing field

93%Miami condos, sold to original asking3,910 city closings, same window

Range $215,000 to $320,000. 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 The Horizons fee sits among Miami condos

The Horizons median $693/mo against the Miami middle half ($599 to $1,539) and median ($973); 33.2% 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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

What the The Horizons fee includes, as entered by listing brokers

Building insurance 85.7%
Grounds 85.7%
Water 85.7%
Security 71.4%
Roof 71.4%
Common areas 71.4%
Pool 57.1%
Sewer 57.1%
Reserve fund 57.1%
Recreation facilities 57.1%

Share of the 7 The Horizons 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 The Horizons today

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

2condos under contract2 of 9 listings

2condos with a price cutof 7 for sale

68median days on marketcumulative, relistings included

$240K–$320Kcondo asking price rangemedian $279,000

See every The Horizons listing with photos, fees and days on market, or get an email when a new The Horizons 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

2mention a milestone inspection or recertification2 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.

The Horizons by enclave, section or tower

Condos by sub-community: names as entered in the MLS and grouped by our normalizer; rows with fewer than three condo listings are shown as counts only. The development totals above include every row.

Sub-community	Condos for sale	Under contract	Median fee / mo	Median asking	Cut price	Sold, 12 mo	Median sold	Built
7	2	0	—	—	—	5	$280K	1981
6	2	0	—	—	—	1	—	1981
5	2	1	—	—	—	1	—	1980
3	1	0	—	—	—	2	—	1980
4	0	1	—	—	—	3	$260K	1980

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.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

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

The Horizons questions, answered from the data

What is the condo fee in The Horizons, Miami?

As of September 7, 2026, the median monthly-equivalent association fee across the 7 The Horizons condominiums for sale that state a fee is $693. That is 29% below the Miami condo median of $973. 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 The Horizons sell for?

16 The Horizons condominiums closed between September 1, 2025 and August 31, 2026 at a median $267,500 ($289 per square foot), ranging from $215,000 to $320,000. The median sale closed at 95.6% of the original asking price and 96.8% of the final asking price, after a median 46 cumulative days on market. 37.5% 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 The Horizons condos are for sale, and are prices being cut?

7 The Horizons condominiums are listed for sale as of September 7, 2026, asking from $240,000 to $319,500 with a median of $279,000; 2 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 68 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 5.2 months of supply.

Which The Horizons enclaves or buildings have the most for sale?

The Horizons listings in the MLS carry 5 sub-community names (enclaves, sections or towers). The largest today 7 (2 for sale, 5 sold at a median $280,000); 6 (2 for sale); 5 (2 for sale). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.

Does The Horizons have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 7 The Horizons 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 The Horizons 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 The Horizons or one of its enclaves, 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. The Horizons 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.

Price cuts and true days on market37.6%of Miami houses for sale have cut their priceMedian 46 cumulative days on market across 2,026 listingsSee Miami price cuts →Miami market report6,453houses and condominiums for sale in Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami market →

Method: listings whose MLS subdivision field maps to The Horizons 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.