PBP Real EstateCall

South Florida Condo Fee Index · development report · as of October 18, 2026 · North Miami, Miami-Dade County

Capri Gardens, North Miami: condo fees, what sold, and what is for sale today

As of October 18, 2026, the median monthly-equivalent association fee among 11 active Capri Gardens listings with a usable fee is $548, 28% below the North Miami condo median of $757. 11 Capri Gardens condominiums are listed for sale in North Miami, and 2 more are under contract. 3 of 11 active listings have recorded current asking price below original (27.3%).

Over the twelve months October 2025 to September 2026, 8 Capri Gardens condos closed at a median $147,500, a median 11% under their original asking price.

Key takeaways

  • Median listed association fee in Capri Gardens: $548/mo across 11 active listings with a usable fee, 28% below the North Miami condo median of $757.
  • 8 Capri Gardens condos closed October 2025 to September 2026 at a median $147,500, 88.6% of original asking price.
  • 11 Capri Gardens condos are for sale as of October 18, 2026 at a median asking price of $155,000; 3 of 11 show a current asking price below original (27.3%).
  • Median recorded cumulative days on market among active listings: 70.
  • Buildings here date from 1974, so Florida milestone inspection rules apply.

Small sample: Capri Gardens 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$548North Miami condos $757; 11 listings state a fee
Condos sold: median price, 12 months$148K8 closings October–September 2026; $163 per sq ft
Median condo asking price$155K11 for sale; $174 per sq ft
Recorded below original asking27.3%current asking versus original among active listings; not price history
Recorded cumulative days70median nonmissing MLS field; not a reconstructed history
Built1974buildings 30+ years old fall under Florida milestone inspection rules

For Capri Gardens owners

Own a condo in Capri Gardens? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Capri Gardens condos see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Capri Gardens already accounted for.

40.5% of active condo listings in North Miami have a recorded asking price below their original list price. For fee comparisons, Capri Gardens, North Miami has 11 active listings with a usable listed monthly-equivalent fee, as of October 18, 2026; this community sample is not percentile-trimmed.

The data comes from the segment and recorded fields available in PBP Real Estate's BeachesMLS feed, as of the date shown. Gia Freer, Broker of Record, turns comparable sales and current competition into one written pricing opinion for your Capri Gardens condo, with the reasoning, before it goes live.

No website estimate, no automated number: a written opinion of value prepared by hand, within one business day.

40.5%Recorded below original
59.5%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.
247 condos for sale in North Miami. Source: BeachesMLS, as of October 18, 2026. Information is deemed reliable but not guaranteed. Seller Blink Rate™ is the share of active listings with a recorded asking price below the original list price. The denominator is all active listings in the segment. The complement may include unchanged prices, increases and missing-price records; it does not establish a price history.

Request a pricing opinion for your property

Reviewed by Gia Freer, Broker of Record (Lic. BK689801). Reply within one business day. No automated estimate is published on this site.

Buying in Capri Gardens? Email me when a new Capri Gardens unit lists, or browse every unit for sale.

For buyers and sellers: Sellers here are asking a median $155,000 while the last twelve months of sales closed at a median $147,500, 88.6% of the original asking price. That gap, plus 11 competing units, is the pricing reality a Capri Gardens seller starts from; the listed fee median of $548/mo among 11 active records with a usable fee is a comparison point, not a quote for a specific unit. Confirm its actual fee and coverage with the association.

The story for media: "8 condominiums in Capri Gardens, North Miami, sold between October 2025 and September 2026 at a median price of $147,500, or 88.6% of their original asking price, while 11 remain for sale; the median listed monthly-equivalent association fee is $548 among 11 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of October 18, 2026."

What condos actually sold in Capri Gardens, month by month

8 condo closings from October 2025 to September 2026, median $147,500; bars count sales, dots mark the monthly median where three or more closed
30Oct: 1 closedOct1Nov: 1 closedNov1Dec: 1 closedDec1Jan: 0 closedJanFeb: 0 closedFebMar: 0 closedMarApr: 0 closedAprMay: 0 closedMayJun: 1 closedJun1Jul: 3 closed, median $130,000Jul3Aug: 1 closedAug1Sep: 0 closedSepJul median $130,000October 2026: 0 reported so far, not charted (closings post with a lag)

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

88.6%of original asking price, median condo sale93.3% of the final asking price
$163condo sold price per square footasking today $174
43recorded days, closed samplemedian nonmissing CDOM; not measured time to contract
90.6%North Miami condos, sold to original asking120 city closings, same window

Range $100,000 to $165,000. Sold figures cover listings permitted for internet display and closed between October 1, 2025 and September 30, 2026; they are counts and medians, never an opinion of any unit's value.

Where the Capri Gardens fee sits among North Miami condos

Capri Gardens median $548/mo against the North Miami middle half ($548 to $1,171) and median ($757); 24.8% of North Miami condo listings ask less.
North Miami median $757Capri Gardens $548$329$1,757+

Shaded band = 25th to 75th percentile of North 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 Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

Inside Capri Gardens the middle half of fees runs $456 to $567 a month ($0.58 per square foot). Units that sold in the last twelve months carried a median fee of $548 at the time of listing.

What the Capri Gardens fee includes, as entered by listing brokers

  • Common areas 50%
  • Sewer 50%
  • Structure maintenance 50%
  • Trash 50%
  • Water 50%
  • Pool 33.3%
  • Building insurance 33.3%
  • Hot water 16.7%
  • Grounds 16.7%
  • Security 16.7%

Share of the 6 Capri Gardens 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 Capri Gardens today

11 condos by size, with the median asking price of each group
1 bed5 for sale · median $135K2 bed6 for sale · median $159K

Source: BeachesMLS via PBP Real Estate's brokerage feed, condominium listings permitted for internet display. Active and under contract as of Oct 18, 2026; closed sales October 2025 to September 2026. Deemed reliable but not guaranteed.

15.4%of condos are under contract2 of 13 listings
3condos recorded below original askingof 11 active listings
70median recorded cumulative daysnonmissing MLS field; not a reconstructed history
$125K–$185Kcondo asking price rangemedian $155,000

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

2mention a special assessment2 of 11 listings (18.2%); 2 describe it as pending or buyer-paid
0state an age restriction (55+)0 of 11 listings (0%); confirm with the association
0mention a required membership0 of 11 listings (0%)
0mention a land or recreation lease0 of 11 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.

What the recorded flags mean for a Capri Gardens buyer

Special assessment mentioned, 2 of 11 listings
A special assessment is a charge on top of the regular fee, adopted by the board for a specific purpose such as a repair, a reserve shortfall or an insurance increase. Ask the association for the adopting resolution, the amount per unit, what it pays for and the payment schedule. Who pays the unpaid balance at closing is negotiable between buyer and seller and should be written into the contract. 2 of these listings describe the assessment as pending or carried by the buyer.

Counts are of the listings for sale whose agent-written public remarks mention each item. They are not a statement about the association and the absence of a mention is not confirmation that none applies. Financing terms and eligibility for a specific unit are decided by the lender and its investor, not by this page. Review the association documents, budget and reserve study with your own advisers before writing an offer.

What do buyers and sellers ask about Capri Gardens?

What is the condo fee in Capri Gardens, North Miami?

As of October 18, 2026, the median monthly-equivalent association fee across the 11 Capri Gardens condominiums for sale that state a fee is $548; the middle half runs $456 to $567. That is 28% below the North Miami condo median of $757. 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 Capri Gardens sell for?

8 Capri Gardens condominiums closed between October 1, 2025 and September 30, 2026 at a median $147,500 ($163 per square foot), ranging from $100,000 to $165,000. The median sale closed at 88.6% of the original asking price and 93.3% of the final asking price, after a median 43 cumulative days on market. Closings are reported to the MLS with a lag, so the window ends with the last full month; 0 October 2026 closings have been reported so far and are not in the medians.

How many Capri Gardens condos are for sale, and are prices being cut?

11 Capri Gardens condominiums are listed as of October 18, 2026, asking from $124,900 to $185,000, median $155,000; 2 more are under contract. 3 of 11 active records have current ListPrice below OriginalListPrice (27.3%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 70 days, not an independently reconstructed property history.

Does Capri Gardens have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 11 Capri Gardens listings for sale, 2 mention a special assessment in the public remarks (2 describe one as pending or carried by the buyer); 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 Capri Gardens report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract condominium listings in North Miami whose subdivision field names Capri Gardens, plus available closings in the twelve months ending September 30, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Capri Gardens is a small sample (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.

Analyst: Gia Freer, Broker of Record, PBP Real Estate, LLC (Lic. BK689801), available on the record: 561-395-8418.

Nearby North Miami developments to compare with Capri Gardens

Straight-line distance from Capri Gardens; median monthly fee and units on the market from the same daily snapshot.

  • Bayview Palms · 2.0 mi · median fee $480/mo · 16 on the market
  • Sutton House · 2.0 mi · median fee $563/mo · 11 on the market
  • Bayview Towers Sout · 2.2 mi · median fee $957/mo · 14 on the market
  • Sailboat Cay · 2.3 mi · median fee $1,032/mo · 21 on the market
  • Keystone · 2.6 mi · median fee $708/mo · 13 on the market
  • Vecino Del Mar · 2.7 mi · median fee $840/mo · 8 on the market

More live North Miami data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days42%55 of 131 active North Miami houses listings are recorded below original asking; not a complete historyAs of October 18, 2026. Recorded CDOM: median 69 days, n=131 nonmissing.See North Miami price cuts →Rentals: annual and season$2,450/momedian asking rent across 338 North Miami lease listings11% are offered furnished; season runs November into late April or early MaySee North Miami rentals →North Miami market report378houses and condominiums for sale in North Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Miami market →

Own a home or condo in North Miami? What is my home worth in North Miami? Current sale prices, houses and condos separate

Method: listings whose MLS subdivision field maps to Capri Gardens 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, permitted for internet display in PBP Real Estate's BeachesMLS data feed. Active and under-contract figures are from the daily snapshot as of October 18, 2026; closed sales are from a rolling archive and cover October 1, 2025 to September 30, 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 October 18, 2026.

Moving to Miami

Moving to Capri Gardens? Everything in one place