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

Mandarin Lakes, Homestead: HOA fees, what sold, and what is for sale today

As of September 7, 2026, the typical Mandarin Lakes townhouse listed for sale carries a homeowners association fee of $325 a month, 46% above the Homestead townhouse and villa median of $223. 10 units are for sale, 4 more are under contract, and 30% have cut their asking price. Over the twelve months September 2025 to August 2026, 12 Mandarin Lakes townhouses closed at a median $347,500, a median 6% under their original asking price.

Small sample: Mandarin Lakes has fewer than 20 townhouses and villas 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 townhouse and villa HOA fee / month$325Homestead townhouses and villas $223; 10 listings state a fee

Townhouses and villas sold: median price, 12 months$348K12 closings September–August 2026; $217 per sq ft

Median townhouse and villa asking price$390K10 for sale; $224 per sq ft

Have cut their price30%of the homes for sale today

Months of supply1010 for sale ÷ 1.0 sales a month

Built2006–2016median year built across listings

For buyers and sellers: Sellers here are asking a median $389,500 while the last twelve months of sales closed at a median $347,500, 94.2% of the original asking price. That gap, plus 10 competing homes and 10 months of supply at the current sales pace, is the pricing reality a Mandarin Lakes seller starts from; a buyer should budget $325/mo in fees on the typical home and ask what a quote well under $325 leaves out.

The story for media: "12 townhouses in Mandarin Lakes, Homestead, sold between September 2025 and August 2026 at a median price of $347,500, or 94.2% of their original asking price, while 10 remain for sale with a median association fee of $325 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 Mandarin Lakes, month by month

12 townhouse and villa closings from September 2025 to August 2026, median $347,500; 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.

94.2%of original asking price, median townhouse or villa sale96.6% of the final asking price

$217townhouse and villa sold price per square footasking today $224

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

0%cash salesas recorded in the MLS buyer-financing field

96.9%Homestead townhouses and villas, sold to original asking449 city closings, same window

Range $310,000 to $437,500. 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 Mandarin Lakes fee sits among Homestead townhouses and villas

Mandarin Lakes median $325/mo against the Homestead middle half ($132 to $275) and median ($223); 84.8% of Homestead townhouse and villa listings ask less.

Shaded band = 25th to 75th percentile of Homestead 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 Mandarin Lakes the middle half of fees runs $325 to $325 a month ($0.18 per square foot). Units that sold in the last twelve months carried a median fee of $325 at the time of listing.

What the Mandarin Lakes fee includes, as entered by listing brokers

Cable TV 55.6%
Common areas 55.6%
Internet 44.4%
Security 44.4%
Recreation facilities 44.4%
Pool 33.3%
Grounds 22.2%
Roof 22.2%
Hot water 11.1%
Structure maintenance 11.1%

Share of the 9 Mandarin Lakes 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 Mandarin Lakes today

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

28.6%are under contract4 of 14 listings

3townhouses and villas with a price cutof 10 for sale

12median days on marketcumulative, relistings included

$339K–$493Ktownhouse and villa asking price rangemedian $389,500

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

0mention a special assessment0 of 10 listings (0%)

0state an age restriction (55+)0 of 10 listings (0%); confirm with the association

0mention a required membership0 of 10 listings (0%)

0mention a land or recreation lease0 of 10 listings (0%)

HOAHomeowners association (HOA), platted lotsper the tax legal description in 22 of 22 MLS records; 22 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.

39.2% of the townhouses and villas for sale in Homestead have already had to cut, a median $18,100, and buyers compare your fee against 10 other listings before they book a showing.

This page is built from every Homestead 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.

39.2%Have already cutmedian cut $18,100 (4.6%)

60.8%Still at their first priceevery seller starts here; the first price decides who stays

492 townhouses and villas for sale in Homestead, BeachesMLS, September 7, 2026. Information is deemed reliable but not guaranteed.

Your nameEmail

Phone (optional)Property address, city

Property typeThinking of selling

Which Mandarin Lakes 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 Mandarin Lakes? Email me when a new Mandarin Lakes home lists, or browse every home for sale.

Mandarin Lakes questions, answered from the data

What is the HOA fee in Mandarin Lakes, Homestead?

As of September 7, 2026, the median monthly-equivalent association fee across the 10 Mandarin Lakes townhouses for sale that state a fee is $325; the middle half runs $325 to $325. That is 46% above the Homestead townhouse and villa median of $223. 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 Mandarin Lakes sell for?

12 Mandarin Lakes townhouses closed between September 1, 2025 and August 31, 2026 at a median $347,500 ($217 per square foot), ranging from $310,000 to $437,500. The median sale closed at 94.2% of the original asking price and 96.6% of the final asking price, after a median 92 cumulative days on market. 0% 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 Mandarin Lakes townhouses and villas are for sale, and are prices being cut?

10 Mandarin Lakes townhouses are listed for sale as of September 7, 2026, asking from $339,000 to $492,900 with a median of $389,500; 4 more are under contract. 30% of the active listings have reduced their price at least once, by a median — (null%). The median active townhouse or villa listing has been on the market 12 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 10 months of supply.

Does Mandarin Lakes have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 10 Mandarin Lakes 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 Mandarin Lakes 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 Homestead whose subdivision field names Mandarin Lakes, 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. Mandarin Lakes 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 Homestead data

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

Price cuts and true days on market40.6%of Homestead houses for sale have cut their priceMedian 40 cumulative days on market across 547 listingsSee Homestead price cuts →Condo association fees$365/momedian fee on the typical Homestead condominium for saleHalf of 217 listings fall between $321 and $536See Homestead condo fees →Rentals: annual and season$2,506/momedian asking rent across 724 Homestead lease listings3% are offered furnished; season runs November into late April or early MaySee Homestead rentals →Homestead market report706houses and condominiums for sale in Homestead right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Homestead market →

Method: listings whose MLS subdivision field maps to Mandarin Lakes 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), Homestead, 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.