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

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

As of September 7, 2026, the typical The Oaks condo listed for sale carries an association fee of $1,572 a month, 100% above the North Miami condo median of $787. 26 units are for sale, 1 more are under contract, and 34.6% have cut their asking price. Over the twelve months September 2025 to August 2026, 14 The Oaks condos closed at a median $385,000, 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.

Median condo fee / month$1,572North Miami condos $787; 26 listings state a fee

Condos sold: median price, 12 months$385K14 closings September–August 2026; $212 per sq ft

Median condo asking price$461K26 for sale; $252 per sq ft

Have cut their price34.6%median cut $30,000 (7.5%)

Months of supply22.326 for sale ÷ 1.2 sales a month

Built2007median year built across listings

For buyers and sellers: Sellers here are asking a median $460,500 while the last twelve months of sales closed at a median $385,000, 91.5% of the original asking price. That gap, plus 26 competing units and 22.3 months of supply at the current sales pace, is the pricing reality a The Oaks seller starts from; a buyer should budget $1,572/mo in fees on the typical unit and ask what a quote well under $1,458 leaves out.

The story for media: "14 condominiums in The Oaks, North Miami, sold between September 2025 and August 2026 at a median price of $385,000, or 91.5% of their original asking price, while 26 remain for sale with a median association fee of $1,572 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in The Oaks, month by month

14 condo closings from September 2025 to August 2026, median $385,000; 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.

91.5%of original asking price, median condo sale96.6% of the final asking price

$212condo sold price per square footasking today $252

92days to sell, mediancumulative days on market of closed sales

57.1%cash salesas recorded in the MLS buyer-financing field

90.1%North Miami condos, sold to original asking118 city closings, same window

Range $299,500 to $560,000. 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 Oaks fee sits among North Miami condos

The Oaks median $1,572/mo against the North Miami middle half ($557 to $1,083) and median ($787); 89.5% of North Miami condo listings ask less.

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 Sep 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside The Oaks the middle half of fees runs $1,458 to $1,784 a month ($0.84 per square foot). Units that sold in the last twelve months carried a median fee of $1,443 at the time of listing.

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

Water 72.7%
Cable TV 68.2%
Security 63.6%
Trash 63.6%
Structure maintenance 59.1%
Internet 59.1%
Sewer 54.5%
Grounds 54.5%
Common areas 50%
Pool 45.5%

Share of the 22 The Oaks 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 Oaks today

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

3.7%of condos are under contract1 of 27 listings

$30,000median condo price cut7.5% off the original asking price

58median days on marketcumulative, relistings included

$339K–$849Kcondo asking price rangemedian $460,500

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

7mention a special assessment7 of 26 listings (26.9%); 1 describe it as pending or buyer-paid

0state an age restriction (55+)0 of 26 listings (0%); confirm with the association

0mention a required membership0 of 26 listings (0%)

1mention a land or recreation lease1 of 26 listings (3.8%)

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.

40.2% of the condos for sale in North Miami have already had to cut, a median $20,000, and buyers compare your fee against 26 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.

40.2%Have already cutmedian cut $20,000 (7.9%)

59.8%Still at their first priceevery seller starts here; the first price decides who stays

241 condos for sale in North 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 Oaks 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 Oaks? Email me when a new The Oaks unit lists, or browse every unit for sale.

The Oaks questions, answered from the data

What is the condo fee in The Oaks, North Miami?

As of September 7, 2026, the median monthly-equivalent association fee across the 26 The Oaks condominiums for sale that state a fee is $1,572; the middle half runs $1,458 to $1,784. That is 100% above the North Miami condo median of $787. 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 Oaks sell for?

14 The Oaks condominiums closed between September 1, 2025 and August 31, 2026 at a median $385,000 ($212 per square foot), ranging from $299,500 to $560,000. The median sale closed at 91.5% of the original asking price and 96.6% of the final asking price, after a median 92 cumulative days on market. 57.1% 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 Oaks condos are for sale, and are prices being cut?

26 The Oaks condominiums are listed for sale as of September 7, 2026, asking from $339,000 to $849,000 with a median of $460,500; 1 more is under contract. 34.6% of the active listings have reduced their price at least once, by a median $30,000 (7.5%). The median active condo listing has been on the market 58 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 22.3 months of supply.

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

We report what listing agents wrote, not what the association has decided. Among the 26 The Oaks listings for sale, 7 mention a special assessment in the public remarks (1 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; 1 mentions a land or recreation lease. Confirm every one of these with the association documents before writing an offer.

How is this The Oaks 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 whose subdivision field names The Oaks, 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 data

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

Price cuts and true days on market43.5%of North Miami houses for sale have cut their priceMedian 67.5 cumulative days on market across 124 listingsSee North Miami price cuts →North Miami market report356houses and condominiums for sale in North Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the North Miami market →

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