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

Enclave South, Miami: HOA fees, what sold, and what is for sale today

As of September 7, 2026, the typical Enclave South townhouse listed for sale carries a homeowners association fee of $252 a month, 29% above the Miami townhouse and villa median of $195. 11 units are for sale, 1 more are under contract, and 54.5% of them have already cut their asking price. Over the twelve months September 2025 to August 2026, 16 Enclave South townhouses closed at a median $435,000, a median 3% under their original asking price.

Small sample: Enclave South 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$252Miami townhouses and villas $195; 11 listings state a fee

Townhouses and villas sold: median price, 12 months$435K16 closings September–August 2026; $282 per sq ft

Median townhouse and villa asking price$419K11 for sale; $272 per sq ft

Have cut their price54.5%median cut $26,000 (5.5%)

Months of supply8.211 for sale ÷ 1.3 sales a month

Built2022median year built across listings

For buyers and sellers: Sellers here are asking a median $419,000 while the last twelve months of sales closed at a median $435,000, 97% of the original asking price. That gap, plus 11 competing homes and 8.2 months of supply at the current sales pace, is the pricing reality a Enclave South seller starts from; a buyer should budget $252/mo in fees on the typical home and ask what a quote well under $252 leaves out.

The story for media: "16 townhouses in Enclave South, Miami, sold between September 2025 and August 2026 at a median price of $435,000, or 97% of their original asking price, while 11 remain for sale with a median association fee of $252 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 Enclave South, month by month

16 townhouse and villa closings from September 2025 to August 2026, median $435,000; 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 7, 2026; closed sales September 2025 to August 2026. Deemed reliable but not guaranteed.

97%of original asking price, median townhouse or villa sale98.9% of the final asking price

$282townhouse and villa sold price per square footasking today $272

70days to sell, mediancumulative days on market of closed sales

6.2%cash salesas recorded in the MLS buyer-financing field

96.3%Miami townhouses and villas, sold to original asking847 city closings, same window

Range $414,900 to $495,000. 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 Enclave South fee sits among Miami townhouses and villas

Enclave South median $252/mo against the Miami middle half ($138 to $292) and median ($195); 63.2% of Miami townhouse and villa listings ask less.

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 Enclave South the middle half of fees runs $252 to $254 a month ($0.16 per square foot). Units that sold in the last twelve months carried a median fee of $252 at the time of listing.

What the Enclave South fee includes, as entered by listing brokers

Common areas 77.8%
Grounds 22.2%
Pool 22.2%
Trash 22.2%
Security 22.2%
Sewer 11.1%
Structure maintenance 11.1%
Recreation facilities 11.1%

Share of the 9 Enclave South 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 Enclave South today

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

8.3%are under contract1 of 12 listings

$26,000median townhouse and villa price cut5.5% off the original asking price

49median days on marketcumulative, relistings included

$399K–$499Ktownhouse and villa asking price rangemedian $419,000

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

0mention a special assessment0 of 11 listings (0%)

0state an age restriction (55+)0 of 11 listings (0%); confirm with the association

0mention a required membership0 of 11 listings (0%)

0mention a land or recreation lease0 of 11 listings (0%)

HOAHomeowners association (HOA), platted lotsper the tax legal description in 27 of 27 MLS records; 27 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% of the townhouses and villas for sale in Miami have already had to cut, a median $16,645, and buyers compare your fee against 11 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.

39%Have already cutmedian cut $16,645 (3.1%)

61%Still at their first priceevery seller starts here; the first price decides who stays

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

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Phone (optional)Property address, city

Property typeThinking of selling

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

Enclave South questions, answered from the data

What is the HOA fee in Enclave South, Miami?

As of September 7, 2026, the median monthly-equivalent association fee across the 11 Enclave South townhouses for sale that state a fee is $252; the middle half runs $252 to $254. That is 29% 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 Enclave South sell for?

16 Enclave South townhouses closed between September 1, 2025 and August 31, 2026 at a median $435,000 ($282 per square foot), ranging from $414,900 to $495,000. The median sale closed at 97% of the original asking price and 98.9% of the final asking price, after a median 70 cumulative days on market. 6.2% 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 Enclave South townhouses and villas are for sale, and are prices being cut?

11 Enclave South townhouses are listed for sale as of September 7, 2026, asking from $399,000 to $499,000 with a median of $419,000; 1 more is under contract. 54.5% of the active listings have reduced their price at least once, by a median $26,000 (5.5%). The median active townhouse or villa listing has been on the market 49 cumulative days, relistings included. At the last twelve months' sales pace that inventory is 8.2 months of supply.

Does Enclave South have special assessments, age restrictions or membership requirements?

We report what listing agents wrote, not what the association has decided. Among the 11 Enclave South 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 Enclave South 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 Enclave South, 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. Enclave South 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.

Price cuts and true days on market37.6%of Miami houses for sale have cut their priceMedian 46 cumulative days on market across 2,026 listingsSee Miami price cuts →Condo association fees$973/momedian fee on the typical Miami condominium for saleHalf of 4,395 listings fall between $599 and $1,539See Miami condo fees →Miami market report6,453houses and condominiums for sale in Miami right nowMedian prices, inventory and days on market, houses and condominiums reported separatelySee the Miami market →

Method: listings whose MLS subdivision field maps to Enclave South 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.

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.