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

Vecino Del Mar, North Miami: condo fees, what sold, and what is for sale today

As of September 7, 2026, the typical Vecino Del Mar condo listed for sale carries an association fee of $930 a month, 18% above the North Miami condo median of $787. 12 units are for sale, and 41.7% have cut their asking price. Only 3 Vecino Del Mar condos closed between September 2025 and August 2026, too few for a sold-price median.

Small sample: Vecino Del Mar 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$930North Miami condos $787; 12 listings state a fee

Median condo asking price$260K12 for sale; $296 per sq ft

Have cut their price41.7%median cut $35,000 (11.9%)

Median days on market182cumulative, relistings included

Built1980buildings 30+ years old fall under Florida milestone inspection rules

For buyers and sellers: Budget $930/mo as the middle of the Vecino Del Mar market; the North Miami condo median is $787/mo. With 12 units for sale and 41.7% already cut, compare fee coverage before comparing dollars.

The story for media: "12 condominiums are for sale in Vecino Del Mar, North Miami, with a median association fee of $930 a month; 41.7% have reduced their asking price, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What condos actually sold in Vecino Del Mar, month by month

Only 3 Vecino Del Mar condominiums closed between September 1, 2025 and August 31, 2026 in listings permitted for internet display, so no sold-price chart is shown. North Miami condos overall: 118 closings, median $204,000, 90.1% of original asking.

Where the Vecino Del Mar fee sits among North Miami condos

Vecino Del Mar median $930/mo against the North Miami middle half ($557 to $1,083) and median ($787); 61.6% 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 Vecino Del Mar the middle half of fees runs $743 to $938 a month ($1.03 per square foot).

What the Vecino Del Mar fee includes, as entered by listing brokers

Sewer 70%
Trash 70%
Water 70%
Pool 60%
Common areas 60%
Structure maintenance 50%
Grounds 50%
Recreation facilities 30%
Building insurance 20%
Reserve fund 20%

Share of the 10 Vecino Del Mar 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 Vecino Del Mar today

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

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.

0%of condos are under contract0 of 12 listings

$35,000median condo price cut11.9% off the original asking price

182median days on marketcumulative, relistings included

$175K–$425Kcondo asking price rangemedian $260,000

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

2mention a special assessment2 of 12 listings (16.7%)

0state an age restriction (55+)0 of 12 listings (0%); confirm with the association

0mention a required membership0 of 12 listings (0%)

0mention a land or recreation lease0 of 12 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.

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 12 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.

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Property typeThinking of selling

Which Vecino Del Mar 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 Vecino Del Mar? Email me when a new Vecino Del Mar unit lists, or browse every unit for sale.

Vecino Del Mar questions, answered from the data

What is the condo fee in Vecino Del Mar, North Miami?

As of September 7, 2026, the median monthly-equivalent association fee across the 12 Vecino Del Mar condominiums for sale that state a fee is $930; the middle half runs $743 to $938. That is 18% 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 Vecino Del Mar sell for?

Only 3 Vecino Del Mar condominiums closed between September 1, 2025 and August 31, 2026 in listings permitted for internet display, which is below the five needed for a sold-price median. The North Miami condo market closed 118 sales in the same window at a median $204,000.

How many Vecino Del Mar condos are for sale, and are prices being cut?

12 Vecino Del Mar condominiums are listed for sale as of September 7, 2026, asking from $175,000 to $425,000 with a median of $260,000; 0 more are under contract. 41.7% of the active listings have reduced their price at least once, by a median $35,000 (11.9%). The median active condo listing has been on the market 182 cumulative days, relistings included.

Does Vecino Del Mar have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 12 Vecino Del Mar listings for sale, 2 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 Vecino Del Mar 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 Vecino Del Mar, 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. Vecino Del Mar is a small sample today (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.

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 Vecino Del Mar 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.