South Florida HOA Fee Index · community report · as of September 7, 2026 · Florida City, Miami-Dade County

Palm Cay, Florida City: HOA fees, what sold, and what is for sale today

As of September 7, 2026, the typical Palm Cay townhouse listed for sale carries a homeowners association fee of $158 a month, 41% above the Florida City townhouse and villa median of $112. 17 units are for sale, 9 more are under contract, and 29.4% have cut their asking price. Over the twelve months September 2025 to August 2026, 54 Palm Cay townhouses closed at a median $378,750, a median 4% 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 townhouse and villa HOA fee / month$158Florida City townhouses and villas $112; 17 listings state a fee

Townhouses and villas sold: median price, 12 months$379K54 closings September–August 2026; $270 per sq ft

Median townhouse and villa asking price$430K17 for sale; $295 per sq ft

Have cut their price29.4%median cut $47,990 (10.7%)

Months of supply3.817 for sale ÷ 4.5 sales a month

Built2024–2026median year built across listings

For buyers and sellers: Sellers here are asking a median $430,000 while the last twelve months of sales closed at a median $378,750, 96.2% of the original asking price. That gap, plus 17 competing homes and 3.8 months of supply at the current sales pace, is the pricing reality a Palm Cay seller starts from; a buyer should budget $158/mo in fees on the typical home and ask what a quote well under $158 leaves out.

The story for media: "54 townhouses in Palm Cay, Florida City, sold between September 2025 and August 2026 at a median price of $378,750, or 96.2% of their original asking price, while 17 remain for sale with a median association fee of $158 a month, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."

What townhouses and villas actually sold in Palm Cay, month by month

54 townhouse and villa closings from September 2025 to August 2026, median $378,750; bars count sales, dots mark the monthly median where three or more closed

Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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.

96.2%of original asking price, median townhouse or villa sale97.4% of the final asking price

$270townhouse and villa sold price per square footasking today $295

30days to sell, mediancumulative days on market of closed sales

3.7%cash salesas recorded in the MLS buyer-financing field

96.4%Florida City townhouses and villas, sold to original asking167 city closings, same window

Range $335,000 to $449,000. 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 home's value.

Where the Palm Cay fee sits among Florida City townhouses and villas

Palm Cay median $158/mo against the Florida City middle half ($95 to $158) and median ($112); 53.5% of Florida City townhouse and villa listings ask less.

Shaded band = 25th to 75th percentile of Florida City HOA fees for sale today. Source: BeachesMLS via PBP Real Estate's brokerage feed, townhouse and villa listings (not condominiums by tax legal description) 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 Palm Cay the middle half of fees runs $158 to $158 a month ($0.11 per square foot). Units that sold in the last twelve months carried a median fee of $158 at the time of listing.

What the Palm Cay fee includes, as entered by listing brokers

Grounds 100%
Common areas 100%
Recreation facilities 29.4%

Share of the 17 Palm Cay listings that state what the fee covers. Utilities, insurance and reserves change what a fee is worth; compare coverage before dollars.

What townhouses and villas are for sale in Palm Cay today

17 townhouses and villas by size, with the median asking price of each group

34.6%are under contract9 of 26 listings

$47,990median townhouse and villa price cut10.7% off the original asking price

22median days on marketcumulative, relistings included

$392K–$465Ktownhouse and villa asking price rangemedian $430,000

See every Palm Cay listing with photos, fees and days on market, or get an email when a new Palm Cay home lists.

0mention a special assessment0 of 17 listings (0%)

0state an age restriction (55+)0 of 17 listings (0%); confirm with the association

0mention a required membership0 of 17 listings (0%)

0mention a land or recreation lease0 of 17 listings (0%)

HOAHomeowners association (HOA), platted lotsper the tax legal description in 71 of 71 MLS records; 71 townhouse and 0 villa listings

Counts of the townhouse and villa 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.

24% of the townhouses and villas for sale in Florida City have already had to cut, a median $30,000, and buyers compare your fee against 17 other listings before they book a showing.

This page is built from every Florida City listing in BeachesMLS and refreshed each morning. Gia Freer, Broker of Record, turns that same data into one written pricing opinion for your townhouse or villa: 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.

24%Have already cutmedian cut $30,000 (8.4%)

76%Still at their first priceevery seller starts here; the first price decides who stays

125 townhouses and villas for sale in Florida City, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

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Property typeThinking of selling

Which Palm Cay section or street, and is it a townhouse or a villa?

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

Buying in Palm Cay? Email me when a new Palm Cay home lists, or browse every home for sale.

Palm Cay questions, answered from the data

What is the HOA fee in Palm Cay, Florida City?

As of September 7, 2026, the median monthly-equivalent association fee across the 17 Palm Cay townhouses for sale that state a fee is $158; the middle half runs $158 to $158. That is 41% above the Florida City townhouse and villa median of $112. 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 townhouses and villas in Palm Cay sell for?

54 Palm Cay townhouses closed between September 1, 2025 and August 31, 2026 at a median $378,750 ($270 per square foot), ranging from $335,000 to $449,000. The median sale closed at 96.2% of the original asking price and 97.4% of the final asking price, after a median 30 cumulative days on market. 3.7% 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 Palm Cay townhouses and villas are for sale, and are prices being cut?

17 Palm Cay townhouses are listed for sale as of September 7, 2026, asking from $392,000 to $464,990 with a median of $430,000; 9 more are under contract. 29.4% of the active listings have reduced their price at least once, by a median $47,990 (10.7%). The median active townhouse or villa listing has been on the market 22 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 3.8 months of supply.

Does Palm Cay have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 17 Palm Cay listings for sale, 0 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 Palm Cay report built and how often is it updated?

Every morning from PBP Real Estate's own BeachesMLS data feed: active and under-contract townhouse and villa listings in Florida City whose subdivision field names Palm Cay, 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 Florida City data

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

Price cuts and true days on market30.6%of Florida City houses for sale have cut their priceMedian 28 cumulative days on market across 62 listingsSee Florida City price cuts →Rentals: annual and season$2,700/momedian asking rent across 111 Florida City lease listings4% are offered furnished; season runs November into late April or early MaySee Florida City rentals →Florida City market report63houses and condominiums for sale in Florida City right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Florida City market →

Method: listings whose MLS subdivision field maps to Palm Cay after normalization (section and phase records merged; master community plus its neighborhoods), townhouses and villas whose tax legal description does not record a condominium (those that do are reported in the Condo Fee Index), Florida City, 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.