PBP REAL ESTATE - JOURNALIST PACKAGE - COCONUT GROVE CONDO FEES (SOUTH FLORIDA CONDO FEE INDEX) As of September 7, 2026. Refreshed every morning. HEADLINE OPTIONS 1. The typical Coconut Grove condo for sale carries a $3,810-a-month association fee, 376% above the South Florida median 2. 100% of Coconut Grove condos on the market ask $1,000 or more a month in fees; 0% stay under $500 3. Coconut Grove condo fees run $2,668 to $6,170 a month for the middle half of listings LEDE COCONUT GROVE, Fla., September 7, 2026 - The median monthly association fee across the 30 condominiums listed for sale in Coconut Grove is $3,810, with half of the listings between $2,668 and $6,170 a month, according to a daily analysis of BeachesMLS listing data by PBP Real Estate. That is 376% above the five-county South Florida median of $800, and ranks Coconut Grove 1 of 69 cities. NUT GRAF Per square foot, the median Coconut Grove condo fee is $1.76 a month on a median unit of 2,246 square feet; at the median asking price of $3.05M, a year of fees equals 1.25% of the price. 100% of listings ask $1,000 or more a month and 0% under $500. 0% of listings report two association layers (a master and a sub-association); 0% are billed quarterly and shown here as monthly equivalents. Agent-written remarks mention a special assessment on 0% of listings, describe one as pending or payable by the buyer on 0%, and mention a mandatory club or membership on 0%. FACT BOX (exact figures) - Active condominium listings, Coconut Grove: 33 (30 with a usable fee after the 1% trim) [September 7, 2026] - Median monthly association fee: $3,810 [September 7, 2026] - Middle half of listings (25th to 75th percentile): $2,668 to $6,170 [September 7, 2026] - Median fee per square foot per month: $1.76 (median unit 2,246 sq ft) [September 7, 2026] - A year of fees as a share of the median asking price: 1.25% (asking $3.05M) [September 7, 2026] - Listings asking $1,000 or more a month / under $500: 100% / 0% [September 7, 2026] - Two association layers reported (master + sub): 0% (0) [September 7, 2026] - Billed quarterly (converted to monthly): 0% [September 7, 2026] - Remarks mention a special assessment / pending or buyer-paid: 0% / 0% [September 7, 2026] - Remarks mention a mandatory club or membership: 0% [September 7, 2026] - South Florida median (69 cities, five counties): $800; Coconut Grove ranks 1 of 69 [September 7, 2026] QUOTABLE DATA POINTS (attribute to PBP Real Estate analysis of BeachesMLS listing data) - "The median condominium listed for sale in Coconut Grove carries a monthly association fee of $3,810, 376% above the five-county South Florida median of $800." - "100 percent of Coconut Grove condos on the market ask $1,000 or more a month in association fees; only 0 percent stay under $500." - "On the median Coconut Grove condo, a year of association fees equals 1.25 percent of the asking price." CHARTS (standalone PNG, title and source baked in) - coconut-grove-condo-fee-vs-south-florida-2026-09-07.png Caption: Median monthly condominium association fee, Coconut Grove against every South Florida city with 30 or more active condo listings, grouped by county, September 7, 2026. Source: BeachesMLS via PBP Real Estate. Alt text: Dot strip chart in five county lanes. Coconut Grove median $3,810 a month, South Florida median $800; Coconut Grove ranks 1 of 69 cities. - coconut-grove-condo-fees-by-band-2026-09-07.png Caption: Share of active Coconut Grove condominium listings by monthly-equivalent association fee band, September 7, 2026. Source: BeachesMLS via PBP Real Estate. Alt text: Column chart of listings by fee band: Under $250 0% (0 listings); $250 to $500 0% (0 listings); $500 to $750 0% (0 listings); $750 to $1,000 0% (0 listings); $1,000 to $1,500 3.3% (1 listings); $1,500 to $2,000 10% (3 listings); $2,000 and up 86.7% (26 listings). - coconut-grove-condo-fees-by-decade-2026-09-07.png Caption: Median monthly-equivalent association fee for active Coconut Grove condominiums by decade the building was completed, September 7, 2026. Decades under 10 listings shown gray and not read. Source: BeachesMLS via PBP Real Estate. Alt text: Column chart of median fee by decade built: 1970s too few (1 listings); 1980s too few (3 listings); 2000s too few (5 listings); 2010s too few (1 listings); 2020s $4,402 (20 listings). METHODOLOGY Method: medians and percentiles over active condominium listings in Coconut Grove permitted for internet display in PBP Real Estate's BeachesMLS data feed, snapshotted daily at about 5:00 AM Eastern; this kit reflects listings as of September 7, 2026. Fees are as entered by each listing office and converted to a monthly equivalent by the stated billing frequency (quarterly divided by three, semi-annual by six, annual by twelve); listings with a fee but no stated frequency are excluded (0 today). Where the MLS carries a second association fee, the two layers are summed and the second layer is reported separately. Per city, listings below the 1st or above the 99th percentile of monthly fee are trimmed as likely data-entry errors (2 today). Special assessment, membership and related shares are keyword classifications of agent-written public remarks and are not verified. A property counts as a condominium when its tax legal description records a condominium, whatever property type the listing agent selected; platted-lot townhouses and villas are excluded. Cities need 30 or more listings with a usable fee to be reported; decades with fewer than 10 listings are not read. Nothing here is an opinion of value about any property or a statement about any specific 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. Figures refresh every morning at https://www.pbprealestate.com/condo-fees-coconut-grove/ . Attribution: PBP Real Estate analysis of BeachesMLS listing data. This data is not verified for authenticity or accuracy and may not reflect all real estate activity in the market. Based on information (c) 2026 BeachesMLS, Inc. Equal Housing Opportunity. CONTACT Questions, a number for a story, or a licensed quote: Gia Freer, Broker of Record (Lic. BK689801), PBP Real Estate, LLC, 700 NW 7th Dr, Boca Raton, FL 33486. 561-395-8418, info@pbpre.com, same-day response Monday to Saturday. Reuse of figures and charts is free with attribution to PBP Real Estate analysis of BeachesMLS data.