South Florida Condo Fee Index · development report · as of September 7, 2026 · North Miami Beach, Miami-Dade County
Eden Isles, North Miami Beach: condo fees, what sold, and what is for sale today
As of September 7, 2026, 2 Eden Isles condominiums are listed for sale in North Miami Beach. 15 are under contract, and 2 of them have cut their asking price. Over the twelve months September 2025 to August 2026, 24 Eden Isles condos closed at a median $195,000, a median 9% 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.
For buyers and sellers: With 2 units for sale, Eden Isles buyers have choice; sellers compete on price and condition.
The story for media: "24 condominiums in Eden Isles, North Miami Beach, sold between September 2025 and August 2026 at a median price of $195,000, or 90.6% 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 Eden Isles, month by month
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.
Range $115,000 to $300,000. 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 Eden Isles fee sits among North Miami Beach condos
Fewer than five Eden Isles listings state a fee today, so no fee position is drawn. The North Miami Beach condo median is $841/mo; the middle half runs $598 to $1,254.
What condos are for sale in Eden Isles 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.
See every Eden Isles listing with photos, fees and days on market, or get an email when a new Eden Isles unit lists.
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.
Eden Isles 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 |
|---|---|---|---|---|---|---|---|---|
| 4 | 0 | 3 | — | — | — | 8 | $195K | 1971 |
| Part 1 | 0 | 2 | — | — | — | 6 | $208K | 1969 |
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.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
40.1% of the condos for sale in North Miami Beach have already had to cut, a median $20,900.
This page is built from every North Miami Beach 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.
Buying in Eden Isles? Email me when a new Eden Isles unit lists, or browse every unit for sale.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, fee included.
Price my condo correctlyEden Isles questions, answered from the data
What is the condo fee in Eden Isles, North Miami Beach?
Fewer than five Eden Isles listings state a fee today, so no fee median is shown. The North Miami Beach condo median is $841 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 Eden Isles sell for?
24 Eden Isles condominiums closed between September 1, 2025 and August 31, 2026 at a median $195,000 ($221 per square foot), ranging from $115,000 to $300,000. The median sale closed at 90.6% of the original asking price and 95.6% of the final asking price, after a median 151 cumulative days on market. 66.7% 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 Eden Isles condos are for sale, and are prices being cut?
2 Eden Isles condominiums are listed for sale as of September 7, 2026; 15 more are under contract. 2 of the active condo listings have reduced the price at least once. At the last twelve months' sales pace that inventory is 1 months of supply.
Which Eden Isles enclaves or buildings have the most for sale?
Eden Isles listings in the MLS carry 2 sub-community names (enclaves, sections or towers). The largest today 4 (0 for sale, 8 sold at a median $195,000); Part 1 (0 for sale, 6 sold at a median $207,500). Names are as entered by listing agents and grouped by our normalizer; spelling variants can split one enclave.
Does Eden Isles have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 2 Eden Isles listings for sale, 0 mention a special assessment in the public remarks; 1 states 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 Eden Isles 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 Miami Beach whose subdivision field names Eden Isles 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. 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 Miami Beach data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
Method: listings whose MLS subdivision field maps to Eden Isles 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 Miami Beach, 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.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
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.