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

The Grandview Palace, North Bay Village: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical The Grandview Palace condo listed for sale carries an association fee of $826 a month, 5% below the North Bay Village condo median of $871. 32 units are for sale, 2 more are under contract, and 21.9% have cut their asking price. Over the twelve months September 2025 to August 2026, 16 The Grandview Palace condos closed at a median $420,000, a median 8% 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$826North Bay Village condos $871; 32 listings state a fee

Condos sold: median price, 12 months$420K16 closings September–August 2026; $408 per sq ft

Median condo asking price$464K32 for sale; $452 per sq ft

Have cut their price21.9%median cut $20,000 (4%)

Months of supply2432 for sale ÷ 1.3 sales a month

Built1987buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Sellers here are asking a median $464,000 while the last twelve months of sales closed at a median $420,000, 92.2% of the original asking price. That gap, plus 32 competing units and 24 months of supply at the current sales pace, is the pricing reality a The Grandview Palace seller starts from; a buyer should budget $826/mo in fees on the typical unit and ask what a quote well under $805 leaves out.

The story for media: "16 condominiums in The Grandview Palace, North Bay Village, sold between September 2025 and August 2026 at a median price of $420,000, or 92.2% of their original asking price, while 32 remain for sale with a median association fee of $826 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in The Grandview Palace, month by month

16 condo closings from September 2025 to August 2026, median $420,000; 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.

92.2%of original asking price, median condo sale95% of the final asking price

$408condo sold price per square footasking today $452

143days to sell, mediancumulative days on market of closed sales

56.2%cash salesas recorded in the MLS buyer-financing field

91.8%North Bay Village condos, sold to original asking79 city closings, same window

Range $320,000 to $525,000. 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 Grandview Palace fee sits among North Bay Village condos

The Grandview Palace median $826/mo against the North Bay Village middle half ($788 to $1,274) and median ($871); 33.8% of North Bay Village condo listings ask less.

Shaded band = 25th to 75th percentile of North Bay Village 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 The Grandview Palace the middle half of fees runs $805 to $871 a month ($0.81 per square foot). Units that sold in the last twelve months carried a median fee of $817 at the time of listing.

What the The Grandview Palace fee includes, as entered by listing brokers

Common areas 62.1%
Security 58.6%
Structure maintenance 55.2%
Pool 51.7%
Water 51.7%
Pest control 44.8%
Trash 44.8%
Sewer 44.8%
Grounds 41.4%
Building insurance 20.7%

Share of the 29 The Grandview Palace 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 Grandview Palace today

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

5.9%of condos are under contract2 of 34 listings

$20,000median condo price cut4% off the original asking price

124median days on marketcumulative, relistings included

$320K–$600Kcondo asking price rangemedian $464,000

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

0mention a special assessment0 of 32 listings (0%)

0state an age restriction (55+)0 of 32 listings (0%); confirm with the association

0mention a required membership0 of 32 listings (0%)

0mention a land or recreation lease0 of 32 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.

For sellers

Pricing a home correctly is a skill. It starts with data most agents and consumers never see.

21.9% of the condos for sale in The Grandview Palace, North Bay Village have already had to cut, a median $20,000, and buyers compare your fee against 32 other listings before they book a showing.

This page is built from every The Grandview Palace, North Bay Village 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.

21.9%Have already cutmedian cut $20,000 (4%)

78.1%Still at their first priceevery seller starts here; the first price decides who stays

32 condos for sale in The Grandview Palace, North Bay Village, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

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

The Grandview Palace questions, answered from the data

What is the condo fee in The Grandview Palace, North Bay Village?

As of September 7, 2026, the median monthly-equivalent association fee across the 32 The Grandview Palace condominiums for sale that state a fee is $826; the middle half runs $805 to $871. That is 5% below the North Bay Village condo median of $871. 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 Grandview Palace sell for?

16 The Grandview Palace condominiums closed between September 1, 2025 and August 31, 2026 at a median $420,000 ($408 per square foot), ranging from $320,000 to $525,000. The median sale closed at 92.2% of the original asking price and 95% of the final asking price, after a median 143 cumulative days on market. 56.2% 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 Grandview Palace condos are for sale, and are prices being cut?

32 The Grandview Palace condominiums are listed for sale as of September 7, 2026, asking from $319,888 to $600,000 with a median of $464,000; 2 more are under contract. 21.9% of the active listings have reduced their price at least once, by a median $20,000 (4%). The median active condo listing has been on the market 124 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 24 months of supply.

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

We report what listing agents wrote, not what the association has decided. Among the 32 The Grandview Palace 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 The Grandview Palace 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 North Bay Village whose subdivision field names The Grandview Palace, 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 North Bay Village data

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

Price cuts and true days on market42.1%of North Bay Village condominiums for sale have cut their priceMedian 91.5 cumulative days on market across 140 listingsSee North Bay Village price cuts →North Bay Village market report150houses and condominiums for sale in North Bay Village right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Bay Village market →

Method: listings whose MLS subdivision field maps to The Grandview Palace 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), North Bay Village, 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.