South Florida HOA Fee Index · community report · as of September 15, 2026 · Miami Gardens, Miami-Dade County

Vista Lago, Miami Gardens: HOA fees, what sold, and what is for sale today

As of September 15, 2026, the median monthly-equivalent homeowners association fee among 13 active Vista Lago listings with a usable fee is $458, 149% above the Miami Gardens townhouse and villa median of $184. 13 Vista Lago townhouses are listed for sale in Miami Gardens, and 2 more are under contract. 4 of 13 active listings have recorded current asking price below original (30.8%).

Over the twelve months September 2025 to August 2026, 5 Vista Lago townhouses closed at a median $510,000, a median 7% under their original asking price.

Small sample: Vista Lago 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$458Miami Gardens townhouses and villas $184; 13 listings state a fee

Townhouses and villas sold: median price, 12 months$510K5 closings September–August 2026; $326 per sq ft

Median townhouse and villa asking price$520K13 for sale; $345 per sq ft

Recorded below original asking30.8%current asking versus original among active listings; not price history

Recorded cumulative days56median nonmissing MLS field; not a reconstructed history

Built2022median year built across listings

For Vista Lago owners

Own a townhouse or villa in Vista Lago? The association fee is fixed at sale. The asking price is your decision.

Buyers comparing Vista Lago townhouses and villas see the listed monthly association fee beside every asking price and weigh the two together. You cannot change the association fee when you sell; you can set the price with the association fee, the closed sales and the current competition in Vista Lago already accounted for.

41.2% of active townhouses and villas listings in Miami Gardens have a recorded asking price below their original list price. For fee comparisons, Vista Lago, Miami Gardens has 13 active listings with a usable listed monthly-equivalent fee, as of September 15, 2026; this community sample is not percentile-trimmed.

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 Vista Lago townhouse or villa, with the reasoning, before it goes live.

No website estimate, no automated number: a comparative market analysis done by hand, within one business day.

41.2%Recorded below original

58.8%Not recorded as below originalMay include unchanged prices, increases and missing-price records; not a never-cut count.

34 townhouses and villas for sale in Miami Gardens. Source: BeachesMLS, as of September 15, 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. Small sample: 30–39 listings; read with caution.

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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 in Vista Lago? Email me when a new Vista Lago home lists, or browse every home for sale.

For buyers and sellers: Sellers here are asking a median $519,990 while the last twelve months of sales closed at a median $510,000, 93% of the original asking price. That gap, plus 13 competing homes, is the pricing reality a Vista Lago seller starts from; the listed fee median of $458/mo among 13 active records with a usable fee is a comparison point, not a quote for a specific home. Confirm its actual fee and coverage with the association.

The story for media: "5 townhouses in Vista Lago, Miami Gardens, sold between September 2025 and August 2026 at a median price of $510,000, or 93% of their original asking price, while 13 remain for sale; the median listed monthly-equivalent association fee is $458 among 13 active records with a usable fee, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 15, 2026."

What townhouses and villas actually sold in Vista Lago, month by month

5 townhouse and villa closings from September 2025 to August 2026, median $510,000; 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 15, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

93%of original asking price, median townhouse or villa sale100% of the final asking price

$326townhouse and villa sold price per square footasking today $345

128recorded days, closed samplemedian nonmissing CDOM; not measured time to contract

97.5%Miami Gardens townhouses and villas, sold to original asking64 city closings, same window

Range $450,000 to $525,000. 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 Vista Lago fee sits among Miami Gardens townhouses and villas

Vista Lago median $458/mo against the Miami Gardens middle half ($67 to $458) and median ($184); 70% of Miami Gardens townhouse and villa listings ask less.

Shaded band = 25th to 75th percentile of Miami Gardens 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 15, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

Inside Vista Lago the middle half of fees runs $453 to $458 a month ($0.29 per square foot). Units that sold in the last twelve months carried a median fee of $458 at the time of listing.

What the Vista Lago fee includes, as entered by listing brokers

Common areas 80%
Grounds 60%
Reserve fund 40%
Structure maintenance 20%
Pool 20%
Security 20%
Recreation facilities 10%
Sewer 10%
Trash 10%

Share of the 10 Vista Lago 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 Vista Lago today

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

13.3%are under contract2 of 15 listings

4townhouses and villas recorded below original askingof 13 active listings

56median recorded cumulative daysnonmissing MLS field; not a reconstructed history

$472K–$580Ktownhouse and villa asking price rangemedian $519,990

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

0mention a special assessment0 of 13 listings (0%)

0state an age restriction (55+)0 of 13 listings (0%); confirm with the association

0mention a required membership0 of 13 listings (0%)

0mention a land or recreation lease0 of 13 listings (0%)

HOARecorded legal indicates lot/plat/PUD; does not verify an HOAper the tax legal description in 18 of 18 MLS records; 18 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.

Vista Lago questions, answered from the data

What is the HOA fee in Vista Lago, Miami Gardens?

As of September 15, 2026, the median monthly-equivalent association fee across the 13 Vista Lago townhouses for sale that state a fee is $458; the middle half runs $453 to $458. That is 149% above the Miami Gardens townhouse and villa median of $184. 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 Vista Lago sell for?

5 Vista Lago townhouses closed between September 1, 2025 and August 31, 2026 at a median $510,000 ($326 per square foot), ranging from $450,000 to $525,000. The median sale closed at 93% of the original asking price and 100% of the final asking price, after a median 128 cumulative days on market. 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 Vista Lago townhouses and villas are for sale, and are prices being cut?

13 Vista Lago townhouses are listed as of September 15, 2026, asking from $471,500 to $580,000, median $519,990; 2 more are under contract. 4 of 13 active records have current ListPrice below OriginalListPrice (30.8%). The remainder is not a never-cut group. Median nonmissing recorded CDOM is 56 days, not an independently reconstructed property history.

Does Vista Lago have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 13 Vista Lago 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 Vista Lago report built and how often is it updated?

Refresh is scheduled daily from PBP Real Estate's BeachesMLS data feed: active and under-contract townhouse and villa listings in Miami Gardens whose subdivision field names Vista Lago, plus available closings in the twelve months ending August 31, 2026. Use the report's statistical date and qualifying counts. Fees are converted to a monthly equivalent and usable association layers are summed. Medians need five or more records, percentages ten or more; smaller groups are shown as counts. Vista Lago is a small sample (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 Miami Gardens data

PBP Real Estate analysis of BeachesMLS listings. Refresh is scheduled daily; read each index’s own date and sample.

Seller Blink Rate™ and recorded days37.6%79 of 210 active Miami Gardens houses listings are recorded below original asking; not a complete historyAs of September 15, 2026. Recorded CDOM: median 30.5 days, n=210 nonmissing.See Miami Gardens price cuts →Condo association fees$362/momedian fee in 49 retained Miami Gardens condominium listings after exclusions and percentile trimmingAs of September 15, 2026. p25–p75: $300–$476.See Miami Gardens condo fees →Rentals: annual and season$2,800/momedian asking rent across 153 Miami Gardens lease listings8% are offered furnished; season runs November into late April or early MaySee Miami Gardens rentals →Miami Gardens market report262houses and condominiums for sale in Miami Gardens right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami Gardens market →

Method: listings whose MLS subdivision field maps to Vista Lago 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), Miami Gardens, 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 15, 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 15, 2026.