South Florida Condo Fee Index · updated daily · as of October 22, 2026 · Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties

South Florida condo fees: $800 monthly median in the retained sample after exclusions and trimming

What is the average condo fee in South Florida? The median monthly condo fee across the five counties we track is $800, with the middle half between $574 and $1,297, as of October 22, 2026. As of October 22, 2026, the median monthly-equivalent fee for South Florida condominiums is $800 in the retained usable-fee sample after exclusions and percentile trimming: 25441 retained of 26366 active listings (25953 valid fees before trimming). 25th and 75th percentiles: $574 and $1,297.

Townhouse and villa fees are tracked separately: see average HOA fees in Florida.

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.

Monthly-equivalent medians in 69 published city samples, retained after exclusions and city-specific percentile trimming. Publication requires 30 valid fees before trimming; 30–39 requires caution. Region line uses separate region-level trimming.

Miami-Dade (17 cities)
Broward (24 cities)
Palm Beach (22 cities)
Martin (2 cities)
St. Lucie (4 cities)

Source: PBP Real Estate analysis of BeachesMLS listings permitted for internet display. Fee measures use the retained usable-fee sample after exclusions and geography-specific percentile trimming; recorded monthly equivalents, not verified payments. As of Oct 22, 2026. Retained sample n=25441, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=25095; annual fee/price uses ListPrice ≥$20,000, n=25439.

For buyers and sellers: Use the sample as a comparison, not a unit-specific budget. Ask for the association budget, current fees, coverage and special assessments; a listing does not verify them.

The story for media: "The median monthly-equivalent condo fee in the retained five-county sample after exclusions and region-level percentile trimming is $800 on 25,441 listings, according to PBP Real Estate analysis of BeachesMLS as of October 22, 2026."

Median monthly fee$800n=25441 retained after exclusions and trimming; p25 $574, p75 $1,297

Monthly fee / living area$0.82LivingArea ≥300; n=25095; 10–29: caution

Annual fee / current ask2.86%ListPrice ≥$20,000; n=25439; 10–29: caution

Fees of $1,000 or more37.2%n=25441 retained after exclusions and trimming

Two usable association layers2%512 / 25441; does not verify all charges

Recorded quarterly frequency6.7%n=25441 retained after exclusions and trimming

For sellers

Pricing a home is a skill. Start with the current competition and recent closed sales.

42% of active condo listings in South Florida have a recorded asking price below their original list price. For fee comparisons, the retained usable-fee sample after exclusions and percentile trimming contains 25,441 listings.

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 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.

42%Recorded below original

58%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

26,366 condos for sale in South Florida. Source: BeachesMLS, as of October 22, 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.

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

Buying instead? Pick your city above; every city page links to the listings with the fee shown on each unit.

Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators.

512 of 25,953 valid fees were outside the region's percentile boundaries; that does not verify data-entry errors. Changing listing mix can move the median without the same owners' charges changing.

Monthly fees matter when comparing the cost of owning a condo. These 69 published city samples show recorded fees, their spread, construction-year comparisons and coverage fields. They are not verified payments or a census of owners.

Key takeaways

The median monthly condo fee across the five counties PBP tracks is $800, with the middle half between $574 and $1,297, as of October 22, 2026, from BeachesMLS listings.
As of October 22, 2026, the median monthly-equivalent fee for South Florida condominiums is $800 in the retained usable-fee sample after exclusions and percentile trimming: 25441 retained of 26366 active listings (25953 valid fees before trimming).
Within the retained sample after exclusions and percentile trimming, 6.7% have quarterly frequency.
Within the retained sample after exclusions and percentile trimming, 23683 listings record at least one coverage item: Common areas: 68.5%; Water: 65%; Trash: 63.8%; Grounds: 56.1%; Sewer: 54.8%; Pool: 46.1%.
In South Florida's retained usable-fee sample after exclusions and percentile trimming, 6302 listings recorded as built in 2005 or later have a median monthly fee of $1,352; 17265 recorded as built before 1995 have a median of $700.

City samples with higher and lower recorded median fees

Highest median fee

City	Median / mo	Per sq ft	Listings
Palm City Martin	$4,231	$2.38	35
Bal Harbour Miami-Dade	$2,684	$1.46	119
Palm Beach Palm Beach	$2,160	$1.45	156
Bay Harbor Islands Miami-Dade	$1,799	$1.29	150
Key Biscayne Miami-Dade	$1,793	$1.15	98
Singer Island Palm Beach	$1,785	$1.17	117
Highland Beach Palm Beach	$1,734	$1.29	108
Lake Park Palm Beach	$1,731	$1.12	56
Surfside Miami-Dade	$1,678	$1.28	68
Riviera Beach Palm Beach	$1,519	$0.93	46

Lowest median fee

City	Median / mo	Per sq ft	Listings
Hialeah Miami-Dade	$360	$0.38	276
Homestead Miami-Dade	$363	$0.38	222
Miami Gardens Miami-Dade	$374	$0.46	50
Cutler Bay Miami-Dade	$413	$0.44	52
Greenacres Palm Beach	$446	$0.46	176
Royal Palm Beach Palm Beach	$478	$0.39	41
Miramar Broward	$478	$0.46	123
Palm Springs Palm Beach	$487	$0.64	67
Dania Beach Broward	$502	$0.48	98
Port St Lucie St. Lucie	$521	$0.50	86

Fee per living-area square foot offers another comparison. It does not measure service quality, coverage or what an association delivers; request its current documents.

City seller edition, October 2026

Keep these numbers. We update them every day.

One page built from the figures on that city's pages: what sold, what is sitting, what cut price, and what that means if you plan to sell in the next year. Houses and condos kept separate. Emailed now, then a fresh edition at the start of each month.

Do you own a home in Miami-Dade, Broward, Palm Beach, Martin or St. Lucie? (optional)Are you considering selling within the next 12 months? (optional)

Condos built since 2005 ask 93% more in fees than buildings from before 1995: $1,352 versus $700

Retained five-county sample after exclusions and region-level trimming: median monthly fee by recorded YearBuilt decade. Below 10 omitted; 10–29 requires caution. Counts use usable fees and years.

In South Florida's retained usable-fee sample after exclusions and percentile trimming, 6302 listings recorded as built in 2005 or later have a median monthly fee of $1,352; 17265 recorded as built before 1995 have a median of $700. Groups of 10–29 require caution. This does not identify the cause of a difference. Check the association's current budget and applicable inspection and reserve documents; neither year nor fee level establishes their content or legal obligations.

What sits on top of the fee? Special assessments, memberships and leases across South Florida

Keyword shares use all 25,441 retained region records, including those without remarks. Land-lease flags also use the land-lease field. We add no charges inferred from remarks; the flags do not verify obligations or their absence.

9%Special assessment mentioned2,282 of 25,441 listings; listing remarks mention a special assessment in any form

1.1%Assessment described as pending or ongoing291 of 25,441 listings; remarks describe an assessment the buyer would carry (monthly balance, buyer assumes, through a future year)

6.7%Assessment described as paid or none1,707 of 25,441 listings; remarks say there is no assessment or the seller has paid it

0.6%Club or equity membership required147 of 25,441 listings; remarks describe a mandatory club, golf, social or equity membership

0.2%Capital contribution at closing57 of 25,441 listings; remarks mention a capital contribution or working-capital payment

0.9%Land or recreation lease228 of 25,441 listings; MLS land-lease field set, or remarks mention a land or recreation lease

5.2%Milestone or structural inspection mentioned1,325 of 25,441 listings; remarks mention a milestone inspection, SIRS, 40/50-year recertification or structural integrity work

1.1%Reserves described as funded289 of 25,441 listings; remarks describe reserves as funded, healthy or strong

Cities where a pending assessment comes up most (50+ listings): Hialeah 6.9%, North Bay Village 5.3%, Hutchinson Island 3.8%, North Miami 3.8%, Bal Harbour 3.4%, Lauderdale Lakes 2.8%, Singer Island 2.6%, Port St Lucie 2.3%.

Published condo-fee samples: 30 valid fees before trimming

1126 development reports sit beneath these city pages: one page per condominium development or master community with ten or more listings for sale or ten or more closed sales in the last twelve months, each with the fee position, sold prices, price cuts and unit mix, updated daily.

Are South Florida condo fees rising? Trend since tracking began

Median monthly-equivalent fee, five counties, daily since 2026-09-06: $822 to $800.

Questions people actually ask about South Florida condo fees

What is the average condo fee in South Florida?

The median monthly condo fee across the five counties PBP tracks is $800, with the middle half between $574 and $1,297, as of October 22, 2026, from BeachesMLS listings. Ask the association for its current budget; a listing does not verify fees.

What is the median fee in South Florida?

As of October 22, 2026, the median monthly-equivalent fee for South Florida condominiums is $800 in the retained usable-fee sample after exclusions and percentile trimming: 25441 retained of 26366 active listings (25953 valid fees before trimming). 25th and 75th percentiles: $574 and $1,297. 37.2% have fees of $1,000 or more; 16.5% are below $500. These are recorded fees, not verified payments.

How are fee frequencies and association layers handled?

Within the retained sample after exclusions and percentile trimming, 6.7% have quarterly frequency. Quarterly fees are divided by three, semiannual by six and annual by twelve. Usable MLS fee layers are summed. 512 of 25441 retained listings (2%) have a second layer. Unusable fee records are excluded rather than assigning a missing frequency.

What does the fee cover, and are assessment mentions verified?

Within the retained sample after exclusions and percentile trimming, 23683 listings record at least one coverage item: Common areas: 68.5%; Water: 65%; Trash: 63.8%; Grounds: 56.1%; Sewer: 54.8%; Pool: 46.1%. Coverage shares use that denominator. Assessment mentions are 2282 of 25441 retained listings (9%), classified by keywords; no charges inferred from remarks are added to the fee.

A blank field does not verify absence. Ask the association for current budget, coverage and charges.

How do fees compare by recorded construction year?

Which denominators and date apply?

Retained sample n=25441, after exclusions and each geography's p1/p99 trim. Year, area and price measures require usable fields: fee per area uses LivingArea ≥300, n=25095; annual fee/price uses ListPrice ≥$20,000, n=25439.

Data snapshot: October 22, 2026; publication and correction dates are separate. 512 of 25953 valid fees were excluded by percentile boundaries; they are not verified errors.

How these figures are built

Method: medians and percentiles over active condominium listings in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties 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; listings with a fee but no stated frequency are excluded. Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately.

Snapshot 2026-10-22; retrieved 2026-10-22T07:14:07.656208+00:00; aggregate generated 2026-10-22T07:16:53+00:00; source 61496 rows, SHA-256 293b0dc885f2e15dcd05222e0a4f0a86c282cd5f5ed494056928c69d74a63603. Statistical date, retrieval and publication are distinct. Quarterly fees are divided by three, semiannual by six and annual by twelve.

Usable association layers are summed; missing frequencies are not guessed. Coverage uses records with a coverage field; keyword shares use the full retained sample. Neither verifies an association's documents.

Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. MLS City labels can span counties and are not verified municipal boundaries. 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.

Free to reuse with attribution and a link to PBP Real Estate. Figures, tables and charts on this page may be quoted, screenshotted or embedded. Keep the source line and link to www.pbprealestate.com/condo-fees/. Aggregates only: no address, listing number or listing-level record is published here.

How to cite this page

Copy the line below; the URL is permanent and always shows the latest figures.

PBP Real Estate analysis of BeachesMLS listing data, "South Florida Condo Fee Index," as of October 22, 2026, https://www.pbprealestate.com/condo-fees/

Method: South Florida Condo Fee Index. Every kit and chart: pbprealestate.com/press. Questions or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), 561-395-8418.

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 22, 2026.