Methodology · updated with the data, September 8, 2026

South Florida Condo Fee Index and HOA Fee Index

Compare monthly-equivalent fees in a defined sample, not a unit-specific estimate. The South Florida Condo Fee Index reports the median and distribution in the retained usable-fee sample after exclusions and percentile trimming. The 69 published city samples are at /condo-fees/. The South Florida HOA Fee Index uses the same method for the combined non-condominium townhouse and villa segment.

Source and refresh

• Source: active residential listings in Miami-Dade, Broward, Palm Beach, Martin and St. Lucie counties that are permitted for internet display in PBP Real Estate's BeachesMLS brokerage data feed.
• Refresh is scheduled daily. The source snapshot date and recorded retrieval timestamp identify the statistical source; publication and correction dates are separate. Frozen editions retain their original statistical date.
• Fields used: AssociationFee and AssociationFeeFrequency, AssociationFee2 and its frequency, LivingArea, YearBuilt, the subdivision or development name, the land-lease fields, the tax legal description, property type and agent-written public remarks.

Which listings are condominiums

Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime.

Monthly-equivalent fee

Fees are as entered by the listing office and normalized by recorded billing frequency: monthly as is, quarterly divided by three, semi-annually by six, annually by twelve. Unusable fee records are excluded from fee statistics, not from the all-active count or price comparison. Cadence shares use the retained usable-fee sample after trimming, not every active listing.

Stacked associations

Usable association fee layers are converted to monthly equivalents and summed. Second-layer shares use the retained sample after exclusions and trimming. A recorded fee layer does not independently verify association structure or all charges. Secondary medians require their own qualifying count; a city's total retained n is not a substitute.

Outlier trim

Fee statistics describe the retained usable-fee sample after exclusions and percentile trimming, not every property for sale. Monthly-equivalent fees below the 1st or above the 99th percentile are excluded within each geographic sample. City, county and five-county samples are trimmed separately; the region is not a median of city medians. Publication requires 30 valid-fee listings before trimming; retained n is stated separately. A city with 30–39 valid-fee listings is a small sample. Secondary measures use further qualifying fields and their own denominators. Trimming limits extreme recorded values; it does not prove that any excluded listing was a data-entry error. Boundary-equal values are retained, so the number excluded need not be exactly 2%.

What is reported

• Retained monthly-equivalent fee median and 25th/75th percentiles. Fee per square foot uses retained records with LivingArea ≥300; the overall annual-fee/current-asking-price ratio uses retained records with ListPrice ≥$20,000. Each reports its own qualifying count; under 10 is not interpreted and 10–29 requires caution.
• Share of listings at $1,000 a month or more, and the distribution by fee band: under $250, $250 to $500, $500 to $750, $750 to $1,000, $1,000 to $1,500, $1,500 to $2,000, $2,000 and up.
• Median fee by recorded YearBuilt decade, using retained records with a usable year. Groups below 10 are not interpreted; 10–29 requires caution. The recorded year does not independently verify completion or explain a fee difference.
• The city's rank among the published city samples with at least 30 valid fees before trimming, grouped by county for navigation. Rankings can tie at displayed precision.
• Development tables group normalized free-text subdivision names within the retained city sample, capped at 60 groups. Secondary medians without their own qualifying counts are withheld; main fee medians and counts remain subject to their sample rules. Separate development reports have their own methods and are not interchangeable with a city-table group.

Special assessments, memberships, milestones, reserves, land leases

Keyword flags use all retained fee records after exclusions and trimming, including those without remarks: special assessments, capital contributions, required memberships, inspections, reserves and land leases. Land-lease flags also use the recorded MLS field. No charges inferred from remarks are added to the fee. The flags do not independently verify obligations or their absence. Coverage shares instead use retained records with at least one reported coverage item. Only public remarks are used.

HOA Fee Index: townhouses and villas

The HOA Fee Index applies the same source, conversion, stacking, trimming and publication-floor rules to the combined remaining Townhouse and Villa subtypes. Segments follow recorded tax legal description and MLS subtype. A legal description recording a condominium takes priority, including townhouse, villa or single-family forms. Condominium and Stock Cooperative subtypes remain condominiums when the legal is silent or describes a parent parcel, including new-build units. Remaining Townhouse and Villa listings are grouped in the HOA Fee Index; houses are remaining SingleFamilyResidence listings. These are analytical field classifications, not an independent determination of legal regime. HOA fee bands are lower-inclusive and upper-exclusive: under $100, $100–$200, $200–$300, $300–$400, $400–$600, $600–$1,000, and $1,000 or more.

Sample floors

A city qualifies with 30 or more valid-fee listings before percentile trimming; retained n can be below 30. A 30–39 valid-fee city is a small sample. Decade and development medians below 10 are not interpreted, and 10–29 are qualified rather than headlined. The count for living-area measures uses retained listings with LivingArea at least 300; annual-fee/price uses ListPrice at least $20,000. Construction-year groups use their stated usable-year counts.

What this is not

Not an opinion of value about any property, not a statement about any specific association's finances, budget or reserves, and not the fee any buyer will pay; that figure is in the condominium or association documents. 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.

Citing and reusing

Figures and charts are free to reuse with attribution: PBP Real Estate analysis of BeachesMLS listing data. Cite the current city page for its current figures, or the matching versioned edition in the press archive. Corrections can produce explicitly corrected reissues with the original statistical date and a separate correction date. Never attach a current figure to an older edition. Journalist packages: /press/.

Questions about the method

Gia Freer, Broker of Record (Florida license BK689801), and Grant Freer, co-owner. 561-395-8418 · info@pbpre.com. PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. Related: Seller Blink Rate™ and recorded-days methodology. Corrections: corrections log. Reading guide: how to read our numbers.

This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information © 2026 BeachesMLS, Inc. Listings permitted for internet display. Equal Housing Opportunity.