South Florida HOA Fee Index · community report · as of September 7, 2026 · Miami, Miami-Dade County
Breezewood, Miami: HOA fees, what sold, and what is for sale today
As of September 7, 2026, the typical Breezewood townhouse listed for sale carries a homeowners association fee of $305 a month, 56% above the Miami townhouse and villa median of $195. 19 units are for sale, 6 more are under contract, and 47.4% have cut their asking price. Only 1 Breezewood townhouses closed between September 2025 and August 2026, too few for a sold-price median.
Small sample: Breezewood 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.
For buyers and sellers: Budget $305/mo as the middle of the Breezewood market; the Miami townhouse and villa median is $195/mo. With 19 homes for sale and 47.4% already cut, compare fee coverage before comparing dollars.
The story for media: "19 townhouses are for sale in Breezewood, Miami, with a median association fee of $305 a month; 47.4% have reduced their asking price, according to PBP Real Estate's daily analysis of BeachesMLS data as of September 7, 2026."
What townhouses and villas actually sold in Breezewood, month by month
Only 1 Breezewood home closed between September 1, 2025 and August 31, 2026 in listings permitted for internet display, so no sold-price chart is shown. Miami townhouses and villas overall: 847 closings, median $485,000, 96.3% of original asking.
Where the Breezewood fee sits among Miami townhouses and villas
Shaded band = 25th to 75th percentile of Miami 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 Breezewood the middle half of fees runs $148 to $305 a month ($0.20 per square foot).
What the Breezewood fee includes, as entered by listing brokers
- Internet 100%
- Common areas 100%
Share of the 19 Breezewood 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 Breezewood 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.
See every Breezewood listing with photos, fees and days on market, or get an email when a new Breezewood home lists.
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% of the townhouses and villas for sale in Miami have already had to cut, a median $16,645, and buyers compare your fee against 19 other listings before they book a showing.
This page is built from every Miami 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.
Buying in Breezewood? Email me when a new Breezewood home lists, or browse every home for sale.
Selling a townhouse or villa? Pricing correctly is a skill. Gia Freer prices yours from this data, HOA fee included.
Price my townhouse or villa correctlyBreezewood questions, answered from the data
What is the HOA fee in Breezewood, Miami?
As of September 7, 2026, the median monthly-equivalent association fee across the 19 Breezewood townhouses for sale that state a fee is $305; the middle half runs $148 to $305. That is 56% above the Miami townhouse and villa median of $195. 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 Breezewood sell for?
Only 1 Breezewood condominium 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 Miami townhouse and villa market closed 847 sales in the same window at a median $485,000.
How many Breezewood townhouses and villas are for sale, and are prices being cut?
19 Breezewood townhouses are listed for sale as of September 7, 2026, asking from $417,990 to $514,990 with a median of $479,030; 6 more are under contract. 47.4% of the active listings have reduced their price at least once, by a median $10,000 (2.1%). The median active townhouse or villa listing has been on the market 9 cumulative days, relistings included.
Does Breezewood have special assessments, age restrictions or membership requirements?
We report what listing agents wrote, not what the association has decided. Among the 19 Breezewood 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 Breezewood 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 Miami whose subdivision field names Breezewood, 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. Breezewood 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 Miami data
As of September 7, 2026. PBP Real Estate analysis of BeachesMLS listings.
Method: listings whose MLS subdivision field maps to Breezewood 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, 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.
All listings featuring the BMLS logo are provided by BeachesMLS, Inc. This information is not verified for authenticity or accuracy and is not guaranteed. Copyright © 2026 BeachesMLS, Inc.
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.