South Florida Condo Fee Index · updated daily · as of September 7, 2026 · North Miami, Miami-Dade County, Florida
North Miami condo fees: the typical listing asks $790/mo, 4% below the South Florida median
As of September 7, 2026, the median monthly association fee across the 222 North Miami condominiums for sale is $790; half of them fall between $561 and $1,130 a month, and 32.9% ask $1,000 or more. North Miami ranks 32 of 69 South Florida cities by median fee.
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.
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
For buyers and sellers: Budget $790/mo as the middle of the market in North Miami, or about $0.84 per square foot per month; a unit quoting well under $561 deserves a question about what the fee leaves out, and one quoting over $1,130 deserves a look at what it covers (building insurance is included in the fee on 36.6% of North Miami listings).
The story for media: "The median condominium listed for sale in North Miami carries a monthly association fee of $790, 4% below the five-county South Florida median of $822, according to PBP Real Estate's daily analysis of BeachesMLS listing data as of September 7, 2026."
Sparklines show the daily reading since 2026-09-06, up to the trailing 90 days. Every fee is the monthly equivalent of what the listing office entered; quarterly and annual fees are divided accordingly and master plus sub-association layers are summed. The top and bottom 1% per city (6 listings today) are trimmed as likely data-entry errors.
The association fee is the second number every condominium buyer asks about and the one sellers least like to explain. This page reads it every morning for North Miami: what the typical listing asks, how the fees spread, how building age and price move them, what the fee covers, and how often the remarks warn of a special assessment or a mandatory membership on top.
How are North Miami condo fees spread? 28.4% of listings fall in the $500 to $750 band
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Read the shape, not only the middle. A wide spread means North Miami has more than one condo market: 18.5% of listings ask under $500 a month and 32.9% ask $1,000 or more. The median unit (930 sq ft, asking $221K) pays about 3.88% of its asking price a year in fees.
North Miami condos built since 2005 ask 125% more in fees than those built before 1995: $1,583 versus $705 a month
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Newer buildings carry more amenities, staff and insured value, so their fees run higher; older ones carry the milestone inspection and structural reserve requirements that Florida applies to buildings 30 years and older. In North Miami, 10.8% of listings mention an inspection, recertification or structural work in their remarks, and 0% describe reserves as funded. Median year built among North Miami condos for sale: 1972.
How do North Miami condo fees change with asking price?
| Asking price band | Listings | Median fee / month | Fee as share of price / year |
|---|---|---|---|
| Under $250K | 134 | $664 | 4.23% |
| $250K to $500K | 69 | $1,075 | 3.79% |
| $500K to $1M | 11 | $1,690 | 3.69% |
| $1M and up | 8 | too few | — |
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Rows under 10 listings are not read.
Fees rise with price but not in proportion. The share-of-price column is the carrying cost a buyer pays the association each year relative to the asking price, and it is the fairest way to compare a $200,000 unit with a $2 million one.
What does the fee cover in North Miami? Water on 61.7% of listings, building insurance on 36.6%
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
Two fees of $790 are not the same fee if one includes building insurance, water and a reserve contribution and the other does not. Compare coverage first, dollars second. Where the MLS record leaves the field blank the listing is simply not counted here.
What sits on top of the fee in North Miami? Special assessments, memberships and leases
Recurring fees are only part of the cost of ownership. The items below are never folded into the fee figures above. They are counted from the public listing remarks (agent-written, unverified) and from the MLS land-lease field, so read them as how often the subject comes up, not as a verified fact about any building.
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. Remarks classified by keyword; 221 of 222 listings carry public remarks.
Which North Miami developments are for sale, and what do they ask in fees?
6 North Miami development reports go deeper than this table: fee position, twelve months of closed sales, price cuts, unit mix and enclave or tower breakdowns, updated daily. Linked names below open them.
Every North Miami development or building with five or more condominiums for sale today, as named in the MLS and grouped by our normalizer. Rows with fewer than 10 listings are gray and anecdotal. Flags count listings in that development whose remarks mention the item.
Developments with 10 or more condos for sale (6)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| The Oaks I | — | 26 | $1,572 | $0.84 | 2007 | $461K | 7 (1 pending) | — |
| Sailboat Cay | — | 21 | $1,000 | $1.03 | 1973 | $175K | 3 | — |
| Bayview Towers South | — | 17 | $957 | $0.90 | 1971 | $295K | 1 | — |
| Bayview Palms | — | 16 | $687 | $0.67 | 1971 | $218K | 8 (1 pending) | — |
| Keystone Towers | — | 14 | $702 | $0.86 | 1969 | $247K | 3 | — |
| Vecino Del Mar | — | 12 | $930 | $1.03 | 1980 | $260K | 2 | — |
Smaller developments, 5 to 9 for sale (9, anecdotal)
| Development | Master community | For sale | Median fee / mo | Per sq ft | Built | Median asking | Assessment | Membership |
|---|---|---|---|---|---|---|---|---|
| Capri Gardens | — | 8 | $502 | $0.60 | 1974 | $157K | 2 (2 pending) | — |
| Sutton House | — | 8 | $608 | $0.52 | 1963 | $190K | 0 | — |
| 12590 Coronado Towers Con | — | 7 | $791 | $1.00 | 1969 | $118K | 3 (1 pending) | — |
| Keystone Harbor Club Cond | — | 6 | $996 | $1.06 | 1969 | $205K | 1 | — |
| Majorca Towers | — | 6 | $1,105 | $0.99 | 1969 | $363K | 0 | — |
| One Park Tower | — | 6 | $1,598 | $1.20 | 2026 | $2.07M | 0 | — |
| Brookview | — | 5 | $351 | $0.51 | 1975 | $130K | 0 | — |
| Marbella | — | 5 | $988 | $1.38 | 1971 | $155K | 0 | — |
| Three Horizons North Cond | — | 5 | $638 | $0.61 | 1970 | $160K | 1 (1 pending) | — |
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026. 9 rows under 10 listings are anecdotal. Linked development names open a full report with sold prices and fee history.
Are North Miami condo fees rising? Trend since tracking began
Source: BeachesMLS, condominium listings permitted for internet display, via PBP Real Estate's brokerage feed. Fees as entered by the listing office, monthly-equivalent; deemed reliable but not guaranteed. As of Sep 7, 2026.
More live North Miami data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
For journalists: the North Miami condo fee numbers, ready to run
Everything on this page as a news kit, rebuilt every morning: three headline options, an AP-style lede, a fact box with exact figures, three quotable data points, three standalone charts with captions and alt text, and the methodology. Free to reuse with attribution to PBP Real Estate analysis of BeachesMLS listing data. No form, no gate.
Headline options today
- The typical North Miami condo for sale carries a $790-a-month association fee, 4% below the South Florida median
- 32.9% of North Miami condos on the market ask $1,000 or more a month in fees; 18.5% stay under $500
- North Miami condos built since 2005 carry fees 125% higher than buildings from before 1995
Quotable
"The median condominium listed for sale in North Miami carries a monthly association fee of $790, 4% below the five-county South Florida median of $822."
Download
- Full press kit (zip, 769 KB): PDF, plain text, three PNG charts, captions and alt text
- Journalist package (PDF)
- Plain text, paste-ready
- North Miami condo fees sit 4% below the South Florida median (PNG)
- 28.4% of North Miami condos for sale carry a fee of $500 to $750 a month (PNG)
- North Miami condos built since 2005 ask 125% more in fees than those built before 1995 (PNG)
Need a number or a licensed quote
Gia Freer, Broker of Record (Lic. BK689801) · 561-395-8418 · info@pbpre.com · same-day response Monday to Saturday. All city kits: pbprealestate.com/press.
What to do with this
Buyers
- Use $790 a month, or $0.84 per square foot, as the North Miami midpoint; ask why a unit sits far outside $561 to $1,130.
- Ask for three documents before you fall in love: the current budget, the reserve study, and the latest milestone or structural report. 16.7% of North Miami listings bring up a special assessment on their own.
- If the community has a master association, confirm both layers are in the quoted fee; 0% of North Miami listings show two.
Sellers
- State the fee, its billing cycle and what it covers in the listing; buyers compare against this page and against 222 other North Miami listings.
- If an assessment is paid or none is pending, say so plainly; 7.2% of your competition already does.
- A fee above $1,130 is not a defect if the coverage justifies it; list the coverage.
Media writers
- Angle: North Miami condo fees run 4% below the five-county median ($790 vs $822); 32.9% of listings ask $1,000 or more. Post-2005 buildings ask 125% more than pre-1995 ones.
- Attribute to: PBP Real Estate analysis of BeachesMLS listing data, as of September 7, 2026. Method note at the foot of this page; figures refresh every morning.
Questions people actually ask about North Miami condo fees
What is the average condo fee in North Miami?
We report the median, not the average, because one high-fee tower would drag an average. As of September 7, 2026, the median monthly-equivalent association fee across 222 North Miami condominiums for sale is $790. The middle half runs $561 to $1,130; 18.5% ask under $500 and 32.9% ask $1,000 or more. Per square foot the median is $0.84 a month.
Why are some North Miami condo fees quoted quarterly?
Associations bill on different cycles. In North Miami today 100% of listings quote a monthly fee. Every figure on this page is converted to a monthly equivalent (a $2,400 quarterly fee counts as $800 a month) so listings can be compared. Fees with no billing cycle stated in the MLS are left out rather than guessed.
Do North Miami condos have more than one association fee?
Some do. In communities with a master association plus a building or enclave association (Century Village is the classic South Florida example), the MLS carries two fee fields. 0% of North Miami listings show a second layer; where present, the median master-association portion is — a month and the combined total —. This page always sums the layers into the total and reports the second layer separately.
Are special assessments included in these North Miami fee figures?
No, and they should never be. A special assessment is a one-time or time-limited charge on top of the regular fee, usually for structural work, insurance or reserves. This page reports it separately: 16.7% of North Miami listings mention a special assessment in their public remarks; 2.7% describe one as pending or being carried by the buyer, and 7.2% state there is none or the seller has paid it. Remarks are agent-written and not verified, so treat these as signals to ask about, not a fact about any one building.
What does a North Miami condo fee usually cover?
Of North Miami listings that state what the fee includes (183), the most common items are water (61.7%), trash (59%), sewer (57.9%), common areas (53%), structure maintenance (43.2%), grounds (41%). Building insurance is listed as included on 36.6%. Utilities, insurance and reserves are the items that most change what a fee is worth, so compare coverage before comparing dollars.
Why do newer North Miami condos ask higher fees than older ones?
In North Miami today, condos built since 2005 ask a median $1,583 a month against $705 for buildings from before 1995. Newer towers usually carry more amenities, staff and insured value per unit. Older buildings are not automatically cheaper to own: Florida's milestone inspection and structural reserve rules apply to buildings 30 years and older, and 10.8% of North Miami listings mention an inspection or recertification in their remarks. Ask for the reserve study and the last milestone report either way.
Which North Miami developments have the lowest and highest condo fees?
Among North Miami developments with 10 or more condominiums for sale today, Bayview Palms has the lowest median fee ($687/mo) and The Oaks I the highest ($1,572/mo). The table on this page lists every development with five or more listings; rows under 10 are shown in gray as anecdotal. Development names are as entered in the MLS and grouped by our normalizer, so spelling variants may split a community.
How often is the North Miami condo fee index updated?
Every morning. The figures come from PBP Real Estate's own MLS data feed and are rebuilt daily at about 5:00 AM Eastern; this version is as of September 7, 2026. Fees are as entered by each listing office, converted to a monthly equivalent, and trimmed of the top and bottom 1% per city to remove data-entry errors (6 of 228 listings today). This is a market read, not a statement about any one building's fee.
For sellers
Pricing a home correctly is a skill. It starts with data most agents and consumers never see.
40.9% of the condos for sale in North Miami have already had to cut, a median $20,000, and buyers compare your fee against 222 other listings before they book a showing.
This page is built from every North 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.
Buying instead? Browse North Miami listings with the fee shown on every unit, or compare every South Florida city.
Selling a condo? Pricing correctly is a skill. Gia Freer prices yours from this data, fee included.
Price my condo correctlyMethod: medians and percentiles over active condominium listings in North Miami permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (6 today). Special assessment, membership, capital contribution, milestone and reserve shares are keyword classifications of agent-written public remarks and are not verified; the land-lease share also uses the MLS land-lease field. Development names are normalized from free-text subdivision fields. Condominiums only; townhouses and villas are excluded. Nothing here is an opinion of value about any property or a statement about any specific 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.